Park Ridge City Zoning Code
ARTICLE XIIIC
NB Neighborhood Business Zone
§ 101-58.14 Purpose and intent.
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.
§ 101-58.15 Permitted principal uses.
[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:
A.
Retail stores.
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.
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.
§ 101-58.16 Permitted accessory uses.
The following accessory uses shall be permitted in the NB Neighborhood Business District:
§ 101-58.17 Permitted conditional uses.
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:
(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.
§ 101-58.18 Prohibited uses.
§ 101-58.19 Area and bulk requirements.
[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]
§ 101-58.20 Supplemental regulations.
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.
§ 101-58.21 Architectural guidelines.
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:
(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:
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.[1]
[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.
[1]
Editor's Note: See also the Awning Section Illustration, which is included at the end of this chapter.
§ 101-58.22 Streetscape design requirements.
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.
(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.
§ 101-58.23 Site design requirements.
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:
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.
§ 101-58.24 Off-street parking requirements.
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 | Per § 101-20G(3) | |
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.
(6)
Parking area landscaping details: See § 101-58.23A(2).
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.