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
1
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 low-
and 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;”
2
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.
3
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
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ETHELBERT PLACE
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HUDSON STREET DAYTON
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BRAINARD PL.
LEROY PL.
TERRACE
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4
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 30-40 units
per acre
40-50 units
per acre
Maximum floor area ratio 140-150%
of lot area
150-160%
of lot area
Maximum improvement coverage 80-85%
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)
12 feet or
½ building
height
(greater)
12 feet or
½ building
height
(greater)
Minimum setback to railroad property
(principal buildings) 25 feet 25 feet
5
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
6
● 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
7
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-of-
way 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.
Requirement
Commercial
Development
MF Housing Development
Mixed-Use
Commercial –
MF Housing
For-Sale
Affordable
Units
For-Rent
Affordable
Units
Minimum tract area 0.5 acre one acre one acre one acre
Maximum density n.a. 30-40 units
per acre
40-50 units
per acre
same as
MF Housing*
Maximum floor
area ratio 50%
140-150% of
lot area
150-160% of
lot area
50% - commercial
total FAR - same as
MF Housing*
Maximum
improvement
coverage
90-100% 90-100% 90-100% same as
MF Housing
Maximum building
height 45 feet 50 feet 55 feet
same as
MF Housing*
Minimum front
yard
12 feet from
street curb
12 feet from
street curb
12 feet from
street curb
same as
MF Housing
Maximum front
yard 15 feet 15 feet 15 feet
same as
MF Housing
Minimum side or
rear yard 0 feet or
12 feet
0 feet or
12 feet
0 feet or
12 feet
same as MF
Housing *Standard varies, depending upon tenancy of affordable units
8
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.
9
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
10
● 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.
11
1. Lot, bulk and intensity of use standards.
Requirement
Commercial
Development
MF Housing Development
Mixed-Use
Commercial –
MF Housing
For-Sale
Affordable
Units
For-Sale
Affordable
Units
Minimum tract area 0.5 acre one acre one acre one acre
Maximum density n.a. 30-40 units
per acre
40-50 units
per acre same as
MF Housing*
Maximum floor
area ratio 50%
140-150% of
lot area
150-160% of
lot area
50% - commercial
total FAR - same as
MF Housing*
Maximum
improvement
coverage
90% 90-95% 90-95% 90-95%
Maximum building
height 45 feet 50 feet 55 feet
same as
MF Housing*
Minimum front
yard – Franklin
Avenue
0 feet 0 feet 0 feet 0 feet
Maximum front
yard – Franklin
Avenue
15 feet 15 feet 15 feet 15 feet
Minimum front
yard – Chestnut
Street
15 feet 15 feet 15 feet 15 feet
Minimum side or
rear yard 0 feet or
12 feet
0 feet or
12 feet
0 feet or
12 feet
0 feet or
12 feet
Minimum setback
from railroad
property
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.
12
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.
13
C. Development standards.
1. Lot, bulk and intensity of use standards.
Requirement
Minimum tract area 10,000 square feet
Maximum floor area ratio 45% of lot area
Maximum improvement coverage 90% of lot area
Maximum building height 45 feet
Minimum front yard 5 feet
Minimum side yard 0 feet or 12 feet
Minimum rear yard 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.
