PROPOSED AMENDMENT TO LAND USE PLAN ELEMENT OF THE VILLAGE OF RIDGEWOOD MASTER PLAN AH-2, B-3-R, C-R & C ZONE DISTRICTS Village of Ridgewood Planning Board December 2013 The original of this report was signed and sealed in accordance with N.J.S.A. 45:14A-12. Blais L. Brancheau, P.P. P.P. License #4272
Introduction In response to the request of four developers to amend the master plan to permit high density multifamily housing in various locations around the central business district, the Planning Board has conducted a study of the Village s central business district and the surrounding area (the study area ) in order to determine its suitability and appropriateness for such housing. As a result if that study, the Board has proposed various amendments to the land use element of the master plan, which amendments recommend changes to the zoning regulations, as follows: Change a portion of the existing B-2 retail business district to a new AH-2 Affordable Housing zone district. The proposed AH-2 zone district would permit the development of high density multifamily housing with a portion of such housing to be affordable to lowand moderate-income households. Change a portion of the existing B-1 and B-2 retail business districts to a new B-3-R Business Residential zone district. The proposed B-3-R zone district would permit a variety of retail sales establishments, eating and drinking establishments, banks, service uses, offices, and other commercial and public uses, along with high density multifamily housing, alone or in a mixed-use arrangement. Change a portion of the existing B-2 Retail Business district and a portion of the existing C Commercial district to a new C-R Commercial Residential zone district. The proposed C- R zone district would permit a variety of retail sales establishments, eating and drinking establishments, banks, service uses, offices, and other commercial and public uses, along with high density multifamily housing, alone or in a mixed-use arrangement. Change the boundaries and regulations of the existing C Commercial district. The boundary change is proposed in order to accommodate and be consistent with the proposed C-R district (see above). The proposed change in regulations would permit most of the nonresidential uses permitted in the proposed C-R district (see above), along with auto repair, trades shops, veterinarian hospitals, wholesale uses and storage/warehousing uses. Residential use would be prohibited. Certain other development standards would also be amended. General Objectives The proposed land use policies encompassed by the master plan proposals for these zone districts are designed to promote several public purposes and objectives identified in the laws of New Jersey, including the following: To promote the establishment of appropriate population densities and concentrations that will contribute to the well-being of persons, neighborhoods, communities and regions and preservation of the environment; 1
The proposed zone districts can contribute to the well-being of persons and the community by meeting the housing needs of various households suited to this type of housing, by promoting mass transit usage, and by supporting the central business district commercial uses. To provide sufficient space in appropriate locations for a variety of... residential, commercial... uses... according to their respective environmental requirements in order to meet the needs of all New Jersey citizens; (N.J.S.A. 40:55D-2g) The proposed zone districts will promote space in appropriate locations for both commercial and residential uses. The permitted commercial uses in these zone districts are compatible with those in the central business district and nearby areas. The residential uses are intended to be particularly suited to singles, young couples with few or no children, older or retired persons who wish to remain in the area but do not wish to maintain a single family residential home and property. The affordable units are designed to meet the needs of low- and moderate-income households. The commercial uses are compatible with and support the existing central business district and surrounding commercial areas. To encourage the location and design of transportation routes which will promote the free flow of traffic while discouraging location of such facilities and routes which result in congestion and blight; (N.J.S.A. 40:55D-2h) By virtue of their proximity to the Ridgewood train station and various bus stops and routes, the proposed zone districts will help to foster transit-oriented development, which can be defined as development which by its location, concentration and other factors, encourages the use of mass transit facilities by residents and employees, and discourages the use of private automobiles. In addition, due to their proximity to the central business district, the zone districts will help to encourage pedestrian activity and discourage automobile use for nearby trips to shops, restaurants and services. To encourage senior citizen community housing construction; (N.J.S.A. 40:55D-2l) The proposed zone districts will accommodate residential uses that by their nature and location will be suited to address the housing needs of senior citizens who may choose to reduce their home maintenance obligations and overall housing costs, while remaining in the area and living in close proximity to stores and services available in or near the central business district. The Supreme Court of New Jersey in its Mount Laurel decisions demands that municipal land use regulations affirmatively afford a reasonable opportunity for a variety and choice of housing including low and moderate cost housing, to meet the needs of people desiring to live there. (N.J.S.A. 52:27D-302h) The Village is required by the both Municipal Land Use Law and the Fair Housing Act to adopt land use policies and regulations that provide a reasonable opportunity for a variety and choice of housing, including housing for low- and moderate-income households. The proposed amendments are intended to provide such opportunities. 2
The land use element of the master plan of the Village of Ridgewood is amended to include the following within the text of the element. In addition, all maps within the land use element are amended to be consistent with the map below depicting the AH-2, B-3-R, C-R & C zone districts: Map of AH-2, B-3-R, C-R & C Zone Districts C B-3-R S H E R MA N P L. AVENUE WASHINGTON PLACE POMA NDER GODWIN AVENUE WALK ETHELBERT PLACE SQUARE WILSEY AH-2 C-R STREET BROAD EAST HUDSON STREET RIDGEWOOD AVENUE PROSPECTSTREET PASSAIC STREET LEROY PL. SOUTH WOODSIDE BRAINARD PL. VAN NESTE SQUARE SOUTH WALNUT DAYTON STREET AVENUE TERRACE UNION STREET TERR. WALTON ST. SPRING PROSPECT SOUTH MAPLE AVENUE DAYTON ST. HOPE STREET EAST STREET EVERGREEN PLACE 3
AH-2 Affordable Housing Zone District The AH-2 district is intended to promote the development of multifamily housing, with portion of such housing restricted to households of low- and moderate income. The standards for the zone are intended to accommodate a type and density of housing consistent with its location at the periphery of the central business district, and to provide a compensatory benefit to developers of affordable housing units. Following is a summary of the recommended standards for the district: A. Permitted principal uses. Multifamily housing and related accessory uses. Existing nonconforming uses are to be grandfathered as provided by the N.J. Municipal Land Use Law. B. Development standards. The zone district is currently developed with commercial uses. Should these uses remain, their operations should be governed by regulations similar to those in the B-2 zone districts. Should the properties in the zone redevelop, the following requirements should apply. In order to provide incentives for affordable rental housing as required by COAH s rules, the higher figures in the ranges specified should be limited to developments providing rental affordable units, with the lower figures in the ranges applicable to developments providing for-sale affordable units. 1. Lot, bulk and intensity of uses standards. Requirement Developments with For-Sale Affordable Units Developments with For-Rent Affordable Units Minimum tract area one acre one acre Maximum density Maximum floor area ratio Maximum improvement coverage 30-40 units per acre 140-150% of lot area 80-85% of lot area 40-50 units per acre 150-160% of lot area 85-90% of lot area Maximum building height 45-50 feet 50-55 feet Minimum front yard 15 feet 15 feet Minimum side or rear yard (principal buildings) Minimum setback to railroad property (principal buildings) 12 feet or ½ building height (greater) 12 feet or ½ building height (greater) 25 feet 25 feet 4
2. Parking requirements. a. Number of parking spaces. As required and permitted by the N.J. Residential Site Improvement Standards b. Parking location. Parking should be permitted in side or rear yards only, and/or beneath buildings. Parking beneath building should be screened by elements that are consistent or compatible with the materials and design of the front and side building facades. 3. Architectural design. Buildings should incorporate architectural features that are characteristic of exemplary buildings reflecting the traditional architecture in the central business district. Taller buildings should be required to use architectural features that reduce the visual impact of the building, such as pitched roofs, varied roof lines, decorative cupolas, pediments, etc. Flat roofs without such features should be discouraged. Larger buildings should also be required to use architectural features that reduce the visual impact of the building, such as varied facade materials, facade projections and recesses, judicious use of windows and other openings in the facade, etc. C. Affordable housing requirements. All multifamily housing developments should be required to include affordable housing as a component. The minimum number/percentage of affordable units, the occupancy, sales or rent prices, phasing and other aspects should be required to comply with the applicable rules of the New Jersey Council on Affordable Housing. B-3-R Business Residential Zone District The B-3-R zone district is intended to promote development that supports and is consistent with the commercial development pattern in the central business district and to accommodate multifamily housing in a location that can address the housing needs and preferences of certain households and which supports the central business district. A. Permitted uses. Retail sales uses, such as: Paint, glass and wallpaper stores, hardware stores General merchandise stores, such as department stores, variety stores, miscellaneous general merchandise stores Food stores, such as grocery stores, meat and fish markets, fruit and vegetables markets, candy, nut and confectionery stores, dairy products stores, retail bakeries, miscellaneous food stores Auto and home supply stores Apparel and accessory stores, such as men's, boys, women's and family clothing stores, women's accessory and specialty stores, children's and infants' wear stores, shoe stores and miscellaneous apparel and accessory stores 5
Home furniture, furnishings and equipment stores, such home furniture and furnishings stores, household appliance stores, radio, television and computer stores Miscellaneous retail, such as drug stores and proprietary stores, liquor stores, used merchandise stores, miscellaneous shopping goods stores Eating and drinking places Banks and other similar financial institutions Personal services, such as: Laundry, cleaning and garment services Portrait photographic studios Beauty and barber shops Shoe repair Business services, such as mailing, reproduction, commercial art and photography, and stenographic services Miscellaneous repair services, such as: Electrical repair shops Watch, clock and jewelry repair Amusement and recreation services, such as: Motion picture rental Dance studios, schools and halls Physical fitness facilities Business, administrative and professional offices, providing the following services: Advertising Consumer credit reporting, mercantile reporting, adjustment and collection Offices of medical doctors, dentists, osteopathic physicians and other health practitioners Home health care services Legal services Engineering, architectural and surveying services Landscape counseling, planning Accounting, auditing and bookkeeping services Management and public relations services Arrangement of passenger transportation (travel agents, etc.) Child care centers Museums and art galleries Business, professional, labor, civic, social and political associations Municipal buildings and uses U.S. Postal Service 6
Multifamily housing Mixed use development containing both housing and permitted nonresidential uses Uses similar to those above B. Use limitations. 1. That portion of the ground floor within 150 feet of the Ridgewood Avenue right-ofway should be limited to retail sales, eating and drinking places, banks and personal services. 2. Drive in uses should be prohibited. 3. Individual commercial uses should be limited to those which are small in scale, similar and consistent with the existing pedestrian-oriented shops and stores in the central business district. 4. Commercial uses in a mixed-use development should be limited to those that are compatible with multifamily housing. C. Development standards. In order to provide incentives for affordable housing and for affordable rental housing, the higher figures in the ranges specified should be limited to developments providing rental affordable units, with the lower figures in the ranges applicable to developments providing for-sale affordable units. 1. Lot, bulk and intensity of use standards. MF Housing Development Requirement Commercial Development For-Sale Affordable Units For-Rent Affordable Units Mixed-Use Commercial MF Housing Minimum tract area 0.5 acre one acre one acre one acre Maximum density n.a. 30-40 units 40-50 units same as per acre per acre MF Housing* Maximum floor area ratio Maximum improvement coverage 50% 140-150% of lot area 150-160% of lot area 90-100% 90-100% 90-100% Maximum building height 45 feet 50 feet 55 feet Minimum front 12 feet from 12 feet from 12 feet from yard street curb street curb street curb Maximum front yard 15 feet 15 feet 15 feet Minimum side or 0 feet or 0 feet or 0 feet or rear yard 12 feet 12 feet 12 feet *Standard varies, depending upon tenancy of affordable units 50% - commercial total FAR - same as MF Housing* same as MF Housing same as MF Housing* same as MF Housing same as MF Housing same as MF Housing 7
2. Parking requirements. a. Number of parking spaces. Nonresidential uses: 1 space for each 250 square feet of gross floor area Residential uses: As required and as permitted by N.J. Residential Site Improvement Standards. b. Parking location. Parking permitted in side or rear yards, and/or beneath building. Parking beneath building should be screened by elements that are consistent or compatible with the materials and design of the front and side building facades. 3. Architectural design. Buildings should incorporate architectural features that are characteristic of exemplary buildings reflecting the traditional architecture in the central business district. Taller buildings should be required to use architectural features that reduce the visual impact of the building, such as pitched roofs, varied roof lines, decorative cupolas, pediments, etc. Flat roofs without such features should be discouraged. Larger buildings should also be required to use architectural features that reduce the visual impact of the building, such as varied facade materials, facade projections and recesses, judicious use of windows and other openings in the facade, etc. D. Affordable housing requirements. All multifamily housing developments should be required to include affordable housing as a component. The minimum number/percentage of affordable units, the occupancy, sales or rent prices, phasing and other aspects should be required to comply with the applicable rules of the New Jersey Council on Affordable Housing. C-R Zone District The C-R zone district is intended to promote development that supports and is consistent with the commercial development pattern in the central business district, and provides a transition between the central business district and the C zone on Chestnut Street. The C-R zone is also intended to accommodate multifamily housing in a location that can address the housing needs and preferences of certain households and which supports the central business district. 8
A. Permitted uses. Retail sales uses, such as: Paint, glass and wallpaper stores, hardware stores General merchandise stores, such as department stores, variety stores, miscellaneous general merchandise stores Food stores, such as grocery stores, meat and fish markets, fruit and vegetables markets, candy, nut and confectionery stores, dairy products stores, retail bakeries, miscellaneous food stores Auto and home supply stores Apparel and accessory stores, such as men's, boys, women's and family clothing stores, women's accessory and specialty stores, children's and infants' wear stores, shoe stores and miscellaneous apparel and accessory stores Home furniture, furnishings and equipment stores, such home furniture and furnishings stores, household appliance stores, radio, television and computer stores Miscellaneous retail, such as drug stores and proprietary stores, liquor stores, used merchandise stores, miscellaneous shopping goods stores Eating and drinking places Banks and other similar financial institutions Personal services, such as: Laundry, cleaning and garment services Portrait photographic studios Beauty and barber shops Shoe repair Business services, such as mailing, reproduction, commercial art and photography, and stenographic services Miscellaneous repair services, such as: Electrical repair shops Watch, clock and jewelry repair Amusement and recreation services, such as: Motion picture rental Dance studios, schools and halls Physical fitness facilities Business, administrative and professional offices, providing the following services: Advertising Consumer credit reporting, mercantile reporting, adjustment and collection Offices of medical doctors, dentists, osteopathic physicians and other health practitioners 9
Home health care services Legal services Engineering, architectural and surveying services Landscape counseling, planning Accounting, auditing and bookkeeping services Management and public relations services Arrangement of passenger transportation (travel agents, etc.) Child care centers Museums and art galleries Business, professional, labor, civic, social and political associations Municipal buildings and uses Multifamily housing Mixed use development containing both housing and permitted nonresidential uses Uses similar to those above B. Use limitations. 1. Drive in uses should be prohibited. 2. Individual commercial uses should be limited to those which are small in scale, similar and consistent with the existing pedestrian-oriented shops and stores in the central business district. 3. Commercial uses in a mixed-use development should be limited to those that are compatible with multifamily housing. C. Development standards. In order to provide incentives for affordable housing and for affordable rental housing, the higher figures in the ranges specified should be limited to developments providing rental affordable units, with the lower figures in the ranges applicable to developments providing for-sale affordable units. 10
1. Lot, bulk and intensity of use standards. MF Housing Development Requirement Commercial Development For-Sale Affordable Units For-Sale Affordable Units Mixed-Use Commercial MF Housing Minimum tract area 0.5 acre one acre one acre one acre Maximum density Maximum floor area ratio Maximum improvement coverage Maximum building height Minimum front yard Franklin Avenue Maximum front yard Franklin Avenue Minimum front yard Chestnut Street Minimum side or rear yard Minimum setback from railroad property n.a. 50% 30-40 units per acre 140-150% of lot area 40-50 units per acre 150-160% of lot area same as MF Housing* 50% - commercial total FAR - same as MF Housing* 90% 90-95% 90-95% 90-95% 45 feet 50 feet 55 feet same as MF Housing* 0 feet 0 feet 0 feet 0 feet 15 feet 15 feet 15 feet 15 feet 15 feet 15 feet 15 feet 15 feet 0 feet or 12 feet 0 feet or 12 feet 0 feet or 12 feet 0 feet or 12 feet 25 feet 25 feet 25 feet 25 feet *Standard varies, depending upon tenancy of affordable units 2. Parking requirements. a. Number of parking spaces. Nonresidential: 1 space for each 250 square feet of gross floor area Residential: As required and as permitted by N.J. Residential Site Improvement Standards. b. Parking location. Parking permitted in side or rear yards, and/or beneath building. 11
Parking beneath building should be screened by elements that are consistent or compatible with the materials and design of the front and side building facades. 3. Architectural design. a. Incorporation of architectural features characteristic of exemplary traditional buildings in the CBD. b. Taller buildings should be required to use certain architectural features that reduce the visual impact of the building, such as pitched roofs, varied roof lines, decorative cupolas, etc. Flat roofs without such features should be discouraged. c. Larger buildings should be required to use certain architectural features that reduce the visual impact of the building, such as varied facade materials, facade projections and recesses, judicious use of windows and other openings in the facade, etc. C. Affordable housing requirements. All multifamily housing developments should be required to include affordable housing as a component. The minimum number/percentage of affordable units, the occupancy, sales or rent prices, phasing and other aspects should be required to comply with the applicable rules of the New Jersey Council on Affordable Housing. C Commercial Zone District The C zone district is intended to accommodate a variety of nonresidential uses not permitted elsewhere in the Village, consistent with its existing land use and development pattern. A. Permitted uses: Nonresidential uses permitted in the C-R zone, except as prohibited below. Automotive repair shops Trades shops (carpenter, electrician, plumber, woodworker, painter, roofer, etc.) Veterinarian hospitals Wholesale sales Warehousing and storage B. Use limitations. 1. Uses should be limited to those which are small in scale. 2. Uses involving late night or overnight operation, except for emergencies, should be prohibited. 3. Drive in uses should be prohibited. 4. Uses of an industrial nature should be prohibited. 12
C. Development standards. 1. Lot, bulk and intensity of use standards. Requirement Minimum tract area Maximum floor area ratio Maximum improvement coverage Maximum building height Minimum front yard Minimum side yard Minimum rear yard 10,000 square feet 45% of lot area 90% of lot area 45 feet 5 feet 0 feet or 12 feet 10 feet or 1/2 building height (greater) 2. Parking requirements. a. Number of parking spaces. 1 space for each 250 square feet of gross floor area b. Parking location. Parking permitted in front, side or rear yards, and/or beneath building. Parking beneath building should be screened by elements that are consistent or compatible with the materials and design of the front and side building facades. 3. Architectural design. a. Incorporation of architectural features characteristic of exemplary traditional buildings in the CBD. b. Taller buildings should be required to use certain architectural features that reduce the visual impact of the building, such as pitched roofs, varied roof lines, decorative cupolas, etc. Flat roofs without such features should be discouraged. c. Larger buildings should be required to use certain architectural features that reduce the visual impact of the building, such as varied facade materials, facade projections and recesses, judicious use of windows and other openings in the facade, etc. 13