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

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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

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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.

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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-

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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.

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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.).

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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.

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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.

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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

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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

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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

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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.

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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:

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(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.

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(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

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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.

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(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)

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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.

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(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

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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

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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.

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- 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.

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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