The Redevelopment Plan for

BLOCK 1516, LOT 2

BLOCK 1801, LOTS 1, 2, 3, 4, 5
BLOCK 1802, LOT 1, 2, 3, 4, 5, 6, 7
BOROUGH OF PARK RIDGE, NEW JERSEY

Background Information

History of Planning for this Area

1) October 15, 2014: Governing Body referred the Applicants rezoning request to the Planning Board
2) January - March, 2015: Planning Board analyzed applicants request for 290 DU & 40,000 sq. ft. of retail
3) March 19, 2015: Planning Board recommends redevelopment as planning tool to the Governing Body
4) April 28, 2015: Governing Body pass resolution authorizing the redevelopment study
5) July 14, 2015: Redevelopment Investigation completed
6) September, 2015: Governing Body declares the area An Area In Need of Redevelopment
7) October, 2015: Governing Body authorizes Planning Board to prepare Plan
8) March 2016: Planning Board refers Redevelopment Plan to Governing Body
9) April, 2016: Governing Body first reading of the ordinance to adopt the Redevelopment Plan.

May 10, 2016: Second Reading and Presentation of the Redevelopment Plan

Background Information

Description of Redevelopment Area

The Redevelopment Area is comprised of 13 parcels,

It is split by the New Jersey Transit rail line.

The area is approximately 5-acres in total, and is

developed with a variety of uses including retail,
auto-service, fast-food dining, residential, office, and
the vacant waste transfer facility.

On the western side of the rail line is a 115 space

surface parking lot, which is owned by the Borough

Overall, the area is fully developed in terms of land

disturbance, almost 100% impervious coverage and
is free of environmental constraints.

Background Information

Current Zoning of Redevelopment Area

The study area is within the NB-Neighborhood Business
Zone which was created in 2011 to encourage
rehabilitation of the downtown. The area is also overlaid
an Affordable housing zone.
The purpose of a redevelopment plan is to encourage the
redevelopment of the area that has been designated. It is
clear after several years in place the NB and the AH-3
district regulations are not necessarily the most
appropriate regulations to accomplish this. However since
they have resulted in one or two new developments,
which are similar to the visions for the downtown area,
these regulations serve as a good background and basis
for the plan moving forward.

Background Information

2009 Master Plan Goals for Redevelopment Area

Strongly encourages higher density development near mass transit, the train station, and the center of
the municipality.
Supports redevelopment in the downtown area, and the inclusion of affordable housing as part of this
development. All of these efforts are in-line with the principles of smart growth.
Calls for the enhancement of the the Kinderkamack Road commercial area, between Park Avenue and
the Borough of Montvale, through improved storefront and streetscape standards, encouraging the
assemblage of small properties to foster an efficient and attractive design, and encouraging the
consolidation and expansion of off-street parking to provide greater convenience for shoppers and
reduce conflicting traffic movements.
Designate areas that are appropriate for infill development, such as underutilized commercial parcels
on the Park Avenue and Kinderkamack Road corridors, and develop new zoning and land use
standards that will ensure smart growth in infill and redevelopment areas.
Encourage the consolidation of off-street parking lots along the Kinderkamack Road Commercial
Corridor to provide greater convenience for shoppers and reduce the number of curb cuts along
Kinderkamack Road.

Background Information

Master Plan Goals for Redevelopment Area

The 2009 Vision Plan specifically addresses
Transfer Station: Redevelopment of this site offers
opportunities to remove a nuisance; reinforce
downtown, transit-oriented housing; perhaps
provide additional retail; and create new
pedestrian links between Kinderkamack and the
other side of the tracks.
The redevelopment plan below is designed to
effectuate the purposes of the Comprehensive
Master Plan and is substantially consist with that
document as well as the Boroughs Vision Plan as
noted above.

Background Information

Findings of Redevelopment Investigation

A portion of the Area was subject of a preliminary investigation in early 2000s and since there
has been no notable development;
Upgrades to the area had been impeded by smaller undersized lots with numerous owners
And it exhibits a lack of proper utilization caused by the diverse ownership;
This has resulted in a stagnant and unproductive condition of land potentially useful and
valuable for contributing to and serving the public health, safety and welfare.
A significant portion of the area, .72 acres is the vacant waste transfer facility. These vacant
buildings are in a state of disrepair and untenantable.
The circulation in the area is highly inefficient, which creates an unsafe environment for
pedestrians, in inefficient use of the land in the Boroughs main commercial area;
The designation of the delineated area is consistent with smart growth planning principles

Background Information

Findings of Redevelopment Investigation

Currently there is Poor Circulation Design in the Redevelopment Area

Redevelopment Plan

The 2016 Redevelopment Plan Goals & Objectives

Goal 1: Enhance the Kinderkamack Road area through improved storefront and streetscape standards, encouraging
the assemblage of small properties
Goal 2: Improve the amount and the convenience of the parking supply for commuters, commercial patrons as well
as employees by encouraging the consolidation and expansion of off-street parking.
Goal 3: Address the faulty circulation design along the Kinderkamack Road Corridor by reducing the number of curb
cuts.
Goal 4: Reduce auto dependence by creating a walkable environment with wider sidewalks, connections to mass
transit facilities and streetscape improvements, include benches, bus shelters, bike racks, and landscaping.
Goal 5: Complement the existing zoning regulations but also allow for a more intense development to ensure the
goals of the Redevelopment Plan are achieved.
Goal 6: Include public improvements as part of the overall plan, such as recreation facilities, public plazas, and
public parking to provide an overall benefit to the community.

Redevelopment Plan

Redevelopment Plan Concepts

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Redevelopment Plan Concepts

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Benefits of the Redevelopment Plan

Public improvements- community center, public parking, streetscape improvements
Safer Pedestrian Environment with wider sidewalks
More commuter parking areas
Improved Circulation for vehicles
Reduction in curb cuts on Kinderkamack Road
Improved streetscape including a new plaza area
More parking for the Downtown area
Provision of affordable housing to help meet affordable housing requirement
Additional tax revenue to the Borough

Redevelopment Plan

Proposed regulations of the Redevelopment Plan

Zoning Regulation

Requirement Sites with Frontage on Kinderkamack Road

(Block 1801 & 1802)

Requirement Sites without Frontage on Kinderkamack Road

(Block 1516)

Min. Lot Area (sq. ft.)

25,000

25,000

Min. Lot Width (ft.)

100

100

Min. Lot Depth (ft.)

100

100

5*

3*

58 *

40 *

Max. Building Coverage (%)

85

90

Max. Impervious Coverage (%)

95

95

Min Front Yard (ft.)

Max Front Yard (ft.)

20

20

Min. Rear Yard (ft.)

Min. Side Yard (ft.)

3.5

2.5

Minimum Unit Sizes (Market Rate)

Studio
One Bedroom
Two Bedroom

500 square feet

700 square feet
1,000 square feet

N/A

Minimum Unit Sizes (Affordable)

One Bedroom
Two Bedroom
Three Bedroom

650 square feet

850 square feet
950 square feet

N/A

Max. Building Height (stories)

Max. Building Height (ft.)

Maximum Floor Area Ratio (%)

Redevelopment Plan

Proposed regulations of the Redevelopment Plan

Redevelopment Plan

Proposed regulations of the Redevelopment Plan

Redevelopment Plan

Proposed Design Standards of the Plan

Redevelopment Plan

Estimated Impacts of Redevelopment Plan

Current assessed value of the subject area is $6,470,500,which generates $161,957 of tax revenue, of
which $36,559 goes to the Borough and $108,187 goes to the school district.
16-26 school children will be generated from this project as currently anticipated which will result in an
estimated cost of between $337,840 - $548,990 to the district.
384-414 persons will be reside the estimated 220 dwelling units.

The 22,776 square feet of retail space will potentially results in 56 full time jobs.

Estimated assessed value of the project is $54,000,000, over 8 times what the current assessed value of
the area.

Redevelopment Plan

Benefits of Redevelopment Plan

Safer Pedestrian Environment with wider sidewalks
More commuter parking areas
Improved Circulation for vehicles
Reduction in curb cuts on Kinderkamack Road
Public improvements- community center, public parking, streetscape improvements
Improved streetscape including a new plaza area
More parking for the Downtown area
Provision of affordable housing to help meet affordable housing requirement
Additional tax revenue to the Borough

Redevelopment Plan

Questions/Comments