The purpose and intent of the NB Neighborhood Business Zone
District is to encourage the redevelopment of the properties included
in the district in a manner which is consistent with and in furtherance
of the 2009 Borough of Park Ridge Comprehensive Master Plan. The intent
of the district is to encourage a more pedestrian-oriented commercial
district through the incorporation of enhanced building facades, increased
landscaping and street furniture, and improved off-street parking
configurations, including shared parking arrangements and reduced
curb cuts along rights-of-way. Furthermore, it is the purpose and
intent of this district to allow for mixed-use development which incorporates
a variety of retail and service commercial uses as well as office
uses at ground level, with office and residential uses above the ground
floor.
[Amended 9-13-2011 by Ord. No. 2011-026]
The following uses shall be permitted in the NB Neighborhood
Business District. No use not specifically listed hereinbelow shall
be permitted within the district:
B. Personal
service establishments.
C. Eating
and drinking establishments.
D. Instructional
studio spaces, including dance, artist, martial art, music and related
studios.
E. Museums,
art galleries and libraries.
F. Child-care facilities, designed in accordance with §
101-20G.
G. Veterinary hospitals, designed in accordance with §
101-20K.
H. Professional, financial and medical offices, either at grade or above other principal permitted uses set forth in Subsections
A through
G above.
I. Multifamily residential dwellings above at-grade retail or other principal permitted uses set forth in Subsections
A through
H above.
J. Places of worship in accordance with §
101-20A.
K. Notwithstanding
the provisions above, all residential units along Broadway that exist
as of the date of this article shall be deemed a conforming use and
shall have all rights to expand and enlarge consistent with the R-10
Zoning District regulations.
L. Notwithstanding
the provisions above, all multifamily residential units located along
Park Avenue that exist as of the date of this article shall be deemed
a conforming use and have all rights to expand and enlarge consistent
with the R-10 district regulations as long as the existing structure
remains in place and the architectural integrity of the building is
not compromised.
The following accessory uses shall be permitted in the NB Neighborhood
Business District:
A. Off-street parking and loading. Off-street parking shall be designed in accordance with §
101-58.24, and off-street loading shall be designed in accordance with §
87-44.
B. Outdoor cafes associated with and on the same lot as indoor eating facilities such as coffee shops, restaurants, ice cream parlors, bakeries and cafes. Outdoor cafes shall be designed in accordance with §
101-20J.
C. Fences and walls, designed in accordance with §
101-21E.
D. Signs, designed in accordance with Article
X of Chapter
101 of the Borough Code.
[Amended 5-27-2014 by Ord. No. 2014-010]
The following conditional uses shall be permitted in the NB
Neighborhood Business District:
A. Parking structures, in accordance with the following conditions:
[Amended 9-13-2011 by Ord. No. 2011-026]
(1) The lot shall have a minimum lot area of 0.75 acres.
(2) The outside perimeter of the parking structure shall be developed with principal permitted uses, as set forth at §
101-58.15, where the structure is adjacent to a public right-of-way.
(3) The parking structure shall be subject to the area and bulk requirements set forth at §
101-58.19, except that the following height limitations shall govern:
(a) No parking structure shall exceed a height of two levels or 20 feet;
or
(b) Shall comply with the second floor requirement set forth in Subsection
A(5) below.
(4) Ground floor retail required. All parking structures shall have retail
uses on the ground floor in front of the structure if it fronts on
any of the following main commercial streets: Park Avenue, Broadway,
Kinderkamack Road, Madison Street, and Market Street. The ground floor
retail space must occupy the ground floor space in front of the parking
structure along 65% of the length of the structure along the roadway.
(5) Second floor requirement. All parking structures that exceed 20 feet in height shall have a second floor above the retail component required in Subsection
A(4) above. The second floor may be occupied by any permitted use other than retail uses. In no case shall the structure or building exceed the maximum permitted height in the zone district.
(6) The parking structure shall be subject to additional design requirements set forth at §
101-58.24D.
[Amended 9-13-2011 by Ord. No. 2011-026]
Any use or structure other than those permitted in §§
101-58.15 through
101-58.17 are prohibited. In addition, and notwithstanding the above, the following uses shall be specifically prohibited in the NB Neighborhood Business District:
A. Drive-up
or drive-through windows in connection with any business.
B. Bars
or taverns not associated with a restaurant.
C. Cabarets
and dance clubs.
D. Adult
entertainment uses.
E. Animal
kennels, boarding or shelters.
F. Storage,
temporary housing, and/or maintenance of vegetative waste.
[Amended 7-27-2010 by Ord. No. 2010-28]
A. The following area and bulk regulations shall apply to all uses permitted
in the NB Neighborhood Business District:
[Amended 9-13-2011 by Ord. No. 2011-026]
|
Regulation
|
Requirement
|
Requirement for Development Bonus
|
---|
|
Minimum lot area (square feet)
|
10,000a
|
50,000
|
|
Minimum lot width (feet)
|
50
|
200
|
|
Minimum street frontage (feet)
|
—
|
200
|
|
Minimum lot depth (feet)
|
—
|
100
|
|
Minimum front yard (feet)
|
|
|
|
|
Park Avenue
|
10
|
10
|
|
|
Broadway
|
10
|
10
|
|
|
Kinderkamack Road
|
10
|
10
|
|
|
Other streets
|
20
|
20
|
|
Maximum front yard (feet)
|
|
|
|
|
Park Avenue
|
20
|
20
|
|
|
Broadway
|
20
|
20
|
|
|
Other streets
|
—
|
40
|
|
Minimum side yard (feet)
|
—
|
30
|
|
Minimum rear yard (feet)
|
—
|
-
|
|
Maximum building height (feet)
|
35b
|
40
|
|
Maximum building coverage
|
40%
|
85%
|
|
Maximum impervious coverage
|
75%
|
90%
|
|
Maximum floor area ratio
|
0.60
|
.70
|
|
Minimum distance between buildings on same lot (feet)
|
15
|
-
|
|
NOTES:
|
---|
|
a
|
In order to encourage the assemblage of small properties, a
density bonus shall be provided to developers of larger properties.
Specifically, for every additional 10,000 square feet of lot area
over the minimum, the property may be developed with an additional
0.10 floor area ratio over the maximum, not to exceed a total floor
area ratio of 1.0.
|
---|
|
b
|
Subject to additional regulations detailed in § 101-58.21C.
|
B. In order to encourage the assemblage of small properties, a density
bonus shall be provided to developers of larger properties. Specifically,
for every additional 10,000 square feet of lot area over the minimum,
the property may be developed with an additional 0.10 floor area ratio
over the maximum, not to exceed a total floor area ratio of 1.0.
C. In order to encourage the architectural details as detailed in §
101-58.21, an increase in the permitted floor area shall be provided. Specifically, if a building design complies with §
101-58.21A, the property may be developed with an additional 0.05 floor area ratio over the maximum, not to exceed a total floor area ratio of 1.0.
D. In order to encourage sustainable design and more green space as detailed in §
101-58.22, an increase in the permitted floor area shall be provided. Specifically, if a building design complies with §
101-58.22, the property may be developed with an additional 0.05 floor area ratio over the maximum, not to exceed a total floor area ratio of 1.0.
E. In addition to the maximum building height regulation identified in §
101-58.19A, all buildings are also subject to additional regulations detailed in §
101-58.21C.
F. Green
roof requirement. Structures which provide a minimum 20% of the roof
area constructed as an extensive green roof shall be permitted to
count this area as the pervious area when calculating the impervious
coverage on site.
[Added 9-13-2011 by Ord. No. 2011-026]
The following supplemental regulations shall apply to all uses
permitted in the NB Neighborhood Business District:
A. Number of buildings and uses on a lot. Multiple buildings and uses
shall be permitted on a lot in the NB Zone, irrespective of any regulations
to the contrary which are set forth elsewhere in this chapter.
B. Affordable housing. All residential development and/or redevelopment
shall include, at a minimum, 20% of the total number of units on site
as deed restricted affordable housing units for very-low-, low- and
moderate-income families.
C. Public open space and trails. Public open space and trails shall
be provided in the NB Neighborhood Business Zone District in a manner
that implements the goals and objectives of the Borough of Park Ridge
Open Space Plan Element and the Borough's Vision Plan, where deemed
appropriate by the Board. Where required, trails and open space shall
be designed in accordance with the following:
(1)
Trails shall be designed to be ADA accessible and shall be clear
and unobstructed by either natural or man-made intrusions such as
trees, bushes, ground cover, signs, fences or any other such obstructions.
(2)
The trail beds shall be constructed of pervious material such
as gravel, wood chips, granular stone or other similar material.
(3)
All trailway lands and associated setbacks that are required
in this subsection shall be permanently restricted from future subdivision
and development. Under no circumstances shall any development be permitted
in the open space at any time, except for trail construction and maintenance.
Unless otherwise regulated herein, deviations from the following standards shall not be considered variances, but shall be considered deviations from Chapter
87, Subdivision and Site Plan Review, and shall therefore require design waivers:
A. Facade design.
(1)
Horizontal articulation between floors. Each facade should be
designed to have a delineated floor line between street level and
upper floors. This delineation can be in the form of a masonry belt
course, a concrete lintel or a cornice line delineated by wood detailing.
(2)
Vertical articulation. Each building facade facing a public
right-of-way must have elements of vertical articulation comprised
of columns, piers, recessed windows or entry designs, overhangs, ornamental
projection of the molding, different exterior materials or wall colors,
or recessed portions of the main surface of the wall itself. The vertical
articulations shall be designed in accordance with the following:
(a)
Each vertical articulation must be a maximum of 30 feet apart.
(b)
Each vertical articulation must be a minimum of one-foot deep.
(c)
Each vertical projection noted above may extend into the required
front yard a maximum of two feet in depth.
(3)
Fenestration.
(a)
At least 30% of the first floor building frontage shall be clear
window glass permitting a view of the buildings' interior. This percentage
shall be calculated within the area of the building facade that is
located between three and 10 feet above sidewalk level.
(b)
A minimum of 40% of the front door shall consist of glass in
order to maximize the visibility of the store interior.
(c)
Bulkheads shall have a maximum height of three feet and must
be comprised of the same architectural detailing, materials and colors
as the windows.
(d)
Recessed entries are encouraged to create additional design
articulation and amenity, improved pedestrian element and provide
shelter for sidewalk patrons.
(e)
Orientation. All primary facades shall be oriented toward the
public right-of-way so as to provide a continuous, varied and attractive
landscape.
B. Materials. Exterior building materials shall be classified as either
primary, secondary or accent materials. The facade must be designed
in accordance with the following:
(1)
Primary materials shall cover at least 60% of the facade of
the building.
(2)
Secondary materials shall cover not more than 40% of the facade.
(3)
Earth-toned materials and wall colors are encouraged.
C. Rooflines/building height.
(1)
The top of all buildings must be capped by a cornice or sloping
roof element.
(2)
An additional five feet in height for ornamentation such as
parapets and cornices is permitted. This additional height is only
permitted along a maximum of 66% of the facade to encourage a varying
roofline.
(3)
In addition to Subsection
C(2) above, for each portion of a building that provides cornices and similar appurtenances for ornamental purposes, such elements may not be more than 30 feet in length each.
(4)
All roof-mounted equipment, such as HVAC units, shall be screened
from public view by use of parapet walls.
D. Awnings and canopies.
[Amended 5-27-2014 by Ord. No. 2014-010]
(1)
Buildings with multiple storefronts: All awnings or canopies
shall be designed of compatible material and shall be uniform in color,
shape and design.
(2)
Awnings and canopies shall be designed with a minimum vertical
clearance of seven feet six inches and shall not extend more than
six feet from the face of the building; provided, however, that a
sign hanging from an awning or canopy shall have a minimum vertical
clearance of seven feet.
(3)
A maximum number of four colors, inclusive of black and white,
are permitted.
(4)
No awning shall be erected or maintained so as to obstruct access
to any fire escape, window or door.
(5)
Awnings and canopies are permitted to encroach within the front
yard setback, but shall project no closer than three feet from the
curbline.
Unless otherwise regulated herein, deviations from the following standards shall not be considered variances, but shall be considered deviations from Chapter
87, Subdivision and Site Plan Review, and shall therefore require design waivers:
A. Sidewalks.
(1)
Along all public rights-of-way, there shall be provided a minimum
sidewalk width of five feet and a landscaped buffer with a minimum
width of five feet. The landscaped buffer shall be situated between
the sidewalk and the curbline.
(2)
A combination of perennials, shrubs and street trees are required
in proposed landscaped buffers.
(3)
Streetscape amenities such as benches shall be incorporated
as part of the landscaped buffer design.
B. Frontage buffers.
(1)
Frontage buffers shall be provided between all buildings and all sidewalks/landscaped areas required per Subsection
A(1) above, where additional front yard setback width is required per §
101-58.19.
(2)
Frontage buffers shall not contain parking or loading areas;
however, driveways to rear yard parking and loading areas are permitted.
(3)
Frontage buffers shall be shown on the landscape plan and shall
be designed in accordance with the following:
(a)
Frontage buffers shall be planted with a mixture of deciduous
and evergreen trees, shrubs, grasses and perennials, and incorporated
with berms, boulders or mounds, or combinations thereof, so as to
enhance the appearance of the site.
(b)
In addition to required street trees, frontage buffers shall
require a minimum of 10 shrubs for every 30 feet of frontage.
(c)
Frontage buffers may not interfere with traffic sight distances
and shall not preclude a driver's view of retail stores or signs on
a commercial site of such view, as determined by the Planning Board.
C. Street trees. Street trees shall be provided along all public rights-of-way
in accordance with the following standards:
(1)
Street trees should be located at a distance of 40 feet on center.
The exact spacing and planting location shall be evaluated on a site-specific
basis and adjusted to reflect the location of buildings to minimize
potential obstruction and visibility impacts on wall business signage.
(2)
Trees shall have a minimum caliper size of three inches at time
of planting.
Unless otherwise regulated herein, deviations from the following standards shall not be considered variances, but shall be considered deviations from Chapter
87, Subdivision and Site Plan Review, and shall therefore require design waivers:
A. Landscaping.
(1)
General requirements:
(a)
A landscape plan shall be required for each site. Each design
shall incorporate three or more of the following: trees, shrubs, hedges,
ground covers and/or grasses as part of the overall landscape plan.
(b)
Automatic irrigation systems are mandatory components of said
plan and shall include water conserving features such as rain sensors
and drip irrigation for planting beds.
(c)
Perennial and annual flower beds shall be incorporated into
the plan.
(2)
Parking area landscaping:
(a)
Parking areas with less than 10 spaces shall be screened from the street with landscaping, but no interior parking lot landscaping is required. The street screening shall comply with the general requirements in Subsection
A(1) above.
(b)
Parking areas with 10 or more spaces shall be screened from
the street with landscaping, and interior lot landscaping shall be
required in accordance with the following:
[1] Each parking row shall include a curbed landscaped
island with at least one shade tree and shrub plantings.
[2] A minimum of three shrubs for every parking space
shall be planted along the perimeter of the parking spaces.
[3] One shade tree shall be provided for every 10 parking
spaces.
[4] Street trees shall be provided along all rights-of-way
at a distance of 40 feet on center.
(3)
Recommended plant materials. Plant materials shall be subject
to the Borough's streetscape plan, although substitutions are permissible
subject to Board approval. Water conservation practices should be
considered for all planting areas, such as: minimizing large expanses
of turf, incorporating native species wherever possible, choosing
species based on solar exposure, etc.
(4)
Seasonal planting. Areas for seasonal planting shall be incorporated
into the planting design. Consideration should be given to the installation
of raised planters to separate areas on site, to screen views and
to add aesthetic interest. The maintenance of the planters shall be
by the property owner or designee and shall include soil additives
for water retention and time-release fertilizers.
B. Lighting.
(1)
General requirements:
(a)
The Borough standard lighting fixture, or other lighting fixture
as approved by the Borough Council, shall be utilized along all public
rights-of-way and in all pedestrian areas, such as walkways and plazas.
(b)
All outdoor lights shall be decorative fixtures not exceeding
12 feet in height.
(c)
The maximum lighting intensity (footcandle) at any point on
the subject property line shall not exceed 0.5 footcandle.
(d)
All lights shall utilize color-corrected lamps. The use of fluorescent
or mercury vapor lighting is prohibited. Use of minimum-high-pressure
sodium lighting is encouraged, or as approved by the Borough Council.
(e)
The maximum permitted wattage of fixtures is limited to 250
watts.
(2)
Lighting standards. The required lighting levels (in footcandles)
for properties in the district shall be as determined in the table
below:
|
Requirement
|
Minimum Footcandles
|
Average Footcandles
|
Uniformity Ratio
|
---|
|
Parking areas
|
0.5
|
1.0
|
4:1
|
|
Pedestrian areas
|
1.0
|
1.5
|
4:1
|
|
Access driveways
|
1.0
|
2.0
|
|
(3)
Storefront and facade lighting:
(a)
Lighting should be directed toward the storefront and should
be shielded and recessed to prevent spillage.
(b)
Wall-mounted lights shall not be located higher than the second
floor.
(c)
No lighting is permitted on the roof structure of a building.
(d)
The use of floodlights is prohibited.
C. Recycling. All development in the NB Neighborhood Business District shall adhere to the Borough's existing solid waste recycling regulations, as set forth in Chapter
64, Article
II, of the municipal ordinances.
D. Sustainable design. To the extent feasible, all development and redevelopment
should be compatible with the principles of the U.S. Green Building
Council's Leadership in Energy and Environmental Design for Neighborhood
Development (LEED ND). Developers are encouraged to incorporate a
number of sustainable features into their buildings and sites, including
pervious paving materials, green architecture, reuse of existing structures,
indigenous landscaping, gray water reuse, solar energy use and LEED
(Leadership in Energy and Environmental Design) certification.
The following off-street parking regulations shall apply to
all uses permitted in the NB Neighborhood Business District:
A. Number of parking spaces.
(1)
The minimum number of off-street parking spaces required shall
be calculated in accordance with the following table. These standards
are specifically designed to address the particular features and the
characteristics of this district and are not meant to be applied to
other zone districts within the Borough of Park Ridge.
|
Land Use
|
Requirement
|
---|
|
Retail and service commercial uses
|
1 space per 300 square feet of floor area
|
|
Business and professional offices
|
1 space per 325 square feet of floor area
|
|
Medical and dental offices
|
1 space per 325 square feet of floor area
|
|
Eating and drinking establishments
|
1 space for each 3.5 seats
|
|
Residences in mixed-use buildings
|
Per RSIS requirements
|
|
Dance, martial arts and similar studios
|
1 space per 300 square feet of floor area
|
|
Galleries
|
1 space per 300 square feet of floor area
|
|
Child-care centers
|
|
|
Public/governmental/ institutional uses
|
To be determined by approving body
|
(2)
Shared parking. Parking requirements may be reduced, at the
discretion of the approving body, to account for shared parking among
uses. Reductions for shared parking should be consistent with New
Jersey Transit's publication "Planning for Transit-Friendly Land Use,"
which recommends a reduction of 5% to 25% for office uses, a reduction
of 10% to 15% for other nonresidential uses and a reduction of 25%
to 30% for residential uses. A parking study shall be submitted by
the applicant demonstrating that there will not be a substantial conflict
in the peak hours of parking demand for the uses for which shared
parking is proposed.
B. Parking area design.
(1)
Location. Front and side yard parking shall be prohibited. Off-street
parking spaces shall be limited to rear yards only. If, however, shared
parking is being provided on a different lot from the building itself,
such off-street parking shall be provided within 1,400 feet of the
entrance of the use or structure. In such case, a legal agreement
ensuring that the parking will be available shall be approved by the
approving board's attorney, and such agreement shall remain in effect
as long as at least one of the uses exists.
(2)
Setback. Parking spaces shall be set back a minimum of five
feet from side and rear lot lines. Where parking abuts a single-family
residential zone, the minimum setback shall be 10 feet. A landscape
buffer shall be provided adjacent to the property line shared with
the single-family residential zone.
(3)
Parking stall size. All parking spaces shall be nine feet by
18 feet in dimension, except as required elsewhere in the Borough
development ordinances for parking for the handicapped. If said parking
space immediately abuts green space, the space can be reduced to 17
feet in depth if a two-foot overhang above the green space is provided.
[Amended 7-27-2010 by Ord. No. 2010-28]
(4)
Access drives. Access drives onto Park Avenue and Broadway are
discouraged and should be minimized where possible.
(5)
Shared parking arrangements. The use of combined driveway access
and parking areas is encouraged. All designs for shared parking arrangements
shall include a provision for drive connections, including necessary
access easements, between adjoining lots.
(7)
Other. Notwithstanding the provisions above, all parking facilities shall be designed in accordance with Chapter
87, Subdivision and Site Plan Review.
C. Bicycle parking.
(1)
Bicycle parking facilities, including racks, lockers or another
adequate method, shall be provided at the minimum rate of one bicycle
rack space for every 10 automobile spaces. Lots with less than 10
spaces shall provide a minimum of one bicycle space.
(2)
Bicycle parking facilities shall provide a safe environment
for the user, particularly with respect to lighting and automobile
circulation.
D. Parking structure design.
[Amended 9-13-2011 by Ord. No. 2011-026]
(1)
Pedestrian walkways. Adequate pedestrian walkways shall be required
from any parking structure to a public right-of-way. The walkways
must be a minimum of four feet wide and provide a landscaped area
immediately adjacent. The landscaped area shall be a minimum of three
feet in width.
(2)
Landscape requirements. Parking structures shall be landscaped
in accordance with and to the same extent as the overall landscape
plan for the principal use and building the parking structure shall
serve. All facades of the parking structure which do not have a retail
use on the ground floor shall be adequately screened with landscaping
that is minimally eight feet in width.
(3)
Signage. Adequate signage shall be located within the parking
structure to direct motorists to stairwells, elevators, parking and
exits. Signs at exit points shall indicate the street name(s) to which
the exit driveway(s) leads.
(4)
Parking layout:
(a)
The following aisle widths and parking space angles shall apply:
|
Angle of Parking Space
(degrees)
|
Minimum Aisle Width
(feet)
|
---|
|
45 to 60
|
18
|
|
61 to 75
|
22
|
|
90
|
24
|
(b)
Parking layouts using ninety-degree parking spaces shall be
designed for two-way travel. Parking layouts using less than ninety-degree
parking spaces shall be for one-way travel only, clearly marked and
signed as such.
(c)
Parking layouts with less than forty-five-degree parking spaces
are not permitted.
(5)
Parking stall size. All parking spaces shall be nine feet by
18 feet in dimension, except as required elsewhere in the Borough
development ordinances for parking for the handicapped.
(6)
Lighting. The interior of parking structures shall be adequately
lighted during both day and night times.
(7)
Design guidelines. The following design guidelines shall apply
to all parking structures, unless, after due consideration of plans,
testimony or other evidence, the approving body waives strict compliance
with the requirements of this subsection in order to promote the purposes
of this article and flexibility in design.
(a)
Parking structures shall be so designed as to minimize blank
concrete facades through the use of innovative architectural detail.
The design of the exterior of any exposed portion of a parking structure
shall be compatible in materials, spacing of solids and voids and
design of the principal structure to the extent that the parking facility
is clearly identified with such principal structure.
(b)
Stairwells and elevator shafts shall be designed such that activities
may be observed within them from at least one vantage point on the
outside of the parking structure or else continuous aural monitoring
of such areas by security personnel shall be required.