2021 Land Use Plan Element of the Master Plan - Adopted: August 3, 2021 - Ramsey ...
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2021 Land Use Plan Element of the Master Plan Borough of Ramsey, Bergen County, New Jersey Adopted: August 3, 2021
Community Planning Principals:
Principals: Joseph H. Burgis PP, AICP
Land Development and Design Edward Snieckus, Jr. PP, LLA, ASLA
Landscape Architecture
2021 Land Use Plan
Borough of Ramsey
Bergen County, New Jersey
Prepared for:
Borough of Ramsey Planning Board
BA #3172.01
The original document was appropriately signed and sealed on June 4, 2021 in accordance with Chapter 41 of Title 13 of the State Board
of Professional Planners
_______________________________ _______________________________
Joseph H. Burgis AICP, PP David Novak PP, AICP
Professional Planner #2450 Professional Planner #6269
Members of the Ramsey Planning
Board
Mayor Deirdre Dillon
Judith Cusick, P.E., Councilwoman
Roger Iorio, Esq., Chairman
Joseph Carey
Bryan Garbasz, P.E.
Michael Palumbo
Steven Strollo
Joseph Verdone
Bayron Zabala
Planning Board Secretary
Mary Ann Lupo
Planning Board Attorney
Bruce Whitaker, Esq.
Planning Board Engineer
David Hals, P.E., L.S., P.P., C.M.E.
Schwanewede-Hals
Planning Consultants
Joseph H. Burgis P.P., A.I.C.P.
Burgis Associates, Inc.
Contents
Section 1: Introduction ....................................................................................................................................... 1
1.1 Overview ...................................................................................................................................................................................................... 3
1.2 Legal Requirements for the Master Plan ..............................................................................................................................................4
1.3 Previous Master Plan Efforts Undertaken by the Borough............................................................................................................... 5
Section 2: Goals and Objectives .................................................................................................................... 7
2.1 General Goals and Objectives of the Borough ................................................................................................................................... 9
2.2 Borough of Ramsey Land Use Goals and Policies ............................................................................................................................ 11
Section 3: Land Use Plan ............................................................................................................................... 15
3.1: Residential Land Use Categories......................................................................................................................................................... 17
3.2: Planned Unit Development Land Use Category ............................................................................................................................ 23
3.3 Commercial Land Use Categories ..................................................................................................................................................... 23
Section 4: Relationship to Other Plans....................................................................................................... 31
4.1: State Development and Redevelopment Plan................................................................................................................................ 33
4.2: State Strategic Plan .............................................................................................................................................................................. 38
4.3: Bergen County Master Plan ............................................................................................................................................................... 38
4.4: Master Plans of Adjacent Municipalities .......................................................................................................................................... 39
Section 5: Background Information ............................................................................................................43
5.1: Regional Location ................................................................................................................................................................................. 45
5.2: Existing Land Use: ................................................................................................................................................................................. 47
5.3: Environmental Features........................................................................................................................................................................ 51
5.4: Utility Service ......................................................................................................................................................................................... 57
5.5: Demographic Characteristics ............................................................................................................................................................. 62
List of Maps Land Use Plan Map .............................................................................................................................................................................................. 29 SDRP Planning Areas ........................................................................................................................................................................................... 37 Surrounding Land Uses ........................................................................................................................................................................................ 41 Regional Location Map........................................................................................................................................................................................ 46 Existing Land Use Map ........................................................................................................................................................................................ 49 Existing Zoning Map ............................................................................................................................................................................................ 50 Environmental Constraints .................................................................................................................................................................................. 55 Soil Types ................................................................................................................................................................................................................ 56 Sewer Service Map ............................................................................................................................................................................................... 59 Public Community Wells Map ............................................................................................................................................................................ 60 Public Non-Community Wells Map ................................................................................................................................................................... 61 List of Tables Table 1: Existing Land Use Distribution ............................................................................................................................................................. 48 Table 2: Soils Types .............................................................................................................................................................................................. 54 Table 3: Population Growth ................................................................................................................................................................................ 62 Table 4: Age Distribution .................................................................................................................................................................................... 63 Table 5: Race and Ethnicity ................................................................................................................................................................................. 63 Table 6: Place of Residence the Previous Year............................................................................................................................................... 64 Table 7: Average Household Size ..................................................................................................................................................................... 64 Table 8: Dwelling Units ........................................................................................................................................................................................ 65 Table 9: Housing Units by Tenure ..................................................................................................................................................................... 65 Table 10: Units in Structure ................................................................................................................................................................................. 66 Table 11: Specified Renter Occupied Housing Units by Rent....................................................................................................................... 67 Table 12: Specified Owner Occupied Housing Units by Value.................................................................................................................... 67 Table 13: Household Income .............................................................................................................................................................................. 68 Table 14: Employment Status of Residents Age 16 and Over ..................................................................................................................... 69 Table 15: Employed Residents Age 16 and Over by Occupation and Income ........................................................................................ 69 Table 16: Employed Residents Age 16 and Over by Industry and Income ............................................................................................... 70 Table 17: Means of Transportation to Work..................................................................................................................................................... 71 Table 18: Residential Certificates of Occupancy and Demolition Permits Issued .................................................................................... 72 Table 19: Non-Residential Certificates of Occupancy ................................................................................................................................... 73
Section 1: Introduction to the Plan The following section provides a brief introduction to the 2021 Ramsey Borough Land Use Plan. It establishes what a Master Plan is, what the legal requirements for a Master Plan are, and highlights previous master planning efforts undertaken by the Borough of Ramsey (Borough).
Section 1:
Introduction
1.1: Overview A master plan serves as a blueprint for shaping and sculpting the future of a
community. Through a series of goals, objectives, policy statements, diagrams,
figures and maps, a master plan sets forth a long-term, comprehensive framework
to guide the use of land throughout a municipality. By developing the parameters
around which development and redevelopment should occur, a master plan
ultimately serves as a guidebook for informing the decisions made by residents,
business owners, public employees, elected officials and private property owners
alike. As such, a master plan should be a dynamic document, one which must be
visited and revisited in order to ensure both its relevancy and its effectiveness.
With this in mind, the 2021 Borough of Ramsey Land Use Element of the Master Plan
is part of a continuing comprehensive planning process initiated by the Borough
nearly fifty-years ago. Throughout that time, the Master Plan has been updated on a
regular basis to address the community’s evolving development pattern, on-going
development pressures, and various judicial, legislative and administrative actions
affecting the Borough’s land use arrangement and its community.
This Land Use Element represents a continuing effort to ensure that the Borough’s
planning policies, as well as its land use goals and objectives, remain current and
effective. While this document does not drastically depart from the policies and land
use goals set forth in the Borough’s previous plans and reports, it nevertheless does
update certain goals, objectives and policy statements regarding the Borough’s
future growth and development. Furthermore, it also provides for updated and
related background information.
Ultimately, the following Land Use Element recognizes that the Borough is a
developed community, having grown considerably from its beginnings around the
time of the American Revolution. Nestled within the foothills of the Ramapo
Mountains, Ramsey was originally a completely rural community. Agriculture was the
prime occupation of the community, with strawberries being the main crop of the
region. After the construction of the Paterson and Ramapo railroads in 1848, a
village began to form which was centered around Main Street and the newly created
railroad station. Over 150 years later, the 5.6 square mile Borough now boasts a
population of 15,000 residents. There is an attractive central business district, well-
planned open space and recreation amenities, and a renowned public school
system, all of which add to the community’s reputation as a very desirable place to
live. The fully developed character of the Borough necessitates a planning response
that focuses on maintaining the established character of the community, and
identifying those areas warranting an upgraded planning and zoning approach to
development.
3 Section 1: Introduction
The Municipal Land Use Law (MLUL) establishes the legal requirements and criteria
for the preparation of a master plan. The Planning Board is responsible for the
1.2: Legal
preparation of these documents, which may be adopted and/or amended by the Requirements
Planning Board subject to a public hearing. The MLUL was recently amended to
require that the Planning Board review the master plan at least once every ten years.
for the
Prior to May of 2011, the Planning Board was required to prepare such a review, Master Plan
minimally, once every six years.
The MLUL also identifies the mandatory contents of a master plan. The statute
requires that a master plan must include the following:
1. A statement of objectives, principals, assumptions, policies and standards
upon which the constituent proposals for the physical, economic and social
development of the municipality are based.
2. A land use plan element that takes into account physical features,
identifying the existing and proposed location, extent and intensity of
development for residential and non-residential purposes, and states the
relationship of the plan to any proposed zone plan or zoning ordinance.
3. A housing plan that addresses the Borough’s low and moderate income
housing obligations, and a recycling plan.
In addition, the MLUL identifies a number of other plan elements that may be
incorporated into a comprehensive master plan document, such as: circulation, open
space, recreation, community facilities and historic preservation plan elements. These
are not obligatory elements.
A master plan gives the community the legal basis to control development in the
municipality. This is accomplished through the adoption of development ordinances
that are designed to implement the master plan’s recommendations.
Borough of Ramsey Land Use Plan 41.3: Previous Master The Borough of Ramsey adopted its first Master Plan in 1961. A new Master Plan was
adopted in 1978 to meet the requirements of the State’s new Municipal Land Use
Plan Efforts Law legislation that was adopted by the State in 1975, superseding its predecessor in
Undertaken by 1954. Since then, additional Master Plan documents were prepared and adopted in
1988, 1994, 2000, 2004, 2005 and 2006. The 2006 Comprehensive Master Plan
the Borough included elements for land use, community facilities and traffic circulation and
transportation, and also contained the Borough’s 2005 Housing Plan.
The Borough has adopted two additional master plan documents since 2006. The
first of these was the 2008 Housing Element and Fair Share Plan. This plan was
predicated on the State’s growth share methodology which was invalidated by the
New Jersey State Supreme Court in 2013. The Borough adopted a new Housing Plan
in 2018.
An amendment to the Master Plan was adopted in 2014, which recommended the
implementation of an Age-Restricted Overlay Zone District for the property
identified as 575 Island Road. The parcels which were recommended for rezoning
consisted of Block 3801; Lots 1 and 8, and Block 3803; Lot 1. This overlay district was
designed to reflect the fact that the site has a substantial relationship and orientation
to the train station, abuts residentially zoned and developed property, and is of
sufficient size to accommodate an age-restricted development without being
excessively large which would result in a project that would not complement the
area. The overlay zone permits 55 years-and-over age restricted development.
Finally, a Master Plan re-examination report was adopted by the Planning Board in
2016.
5 Section 1: IntroductionBorough of Ramsey Land Use Plan 6
Section 2: Goals and Objectives The following section provides the goals and objectives set forth for the Borough of Ramsey. It reiterates the purposes of zoning as established by the Municipal Land Use Law, and also sets forth specific goals and policies statements for the community.
Section 2:
Goals and Objectives
2.1: General Goals The MLUL requires that all municipal master plans set forth a statement of objectives,
principles, assumptions, policies and standards upon which the master plan
and Objectives recommendations are based. This section of the Borough of Ramsey’s Master Plan
sets forth the general objectives which are consistent with the “purposes of zoning”
of the Borough as defined in the MLUL. The Borough’s Master Plan is predicated on the following
general objectives:
1. To encourage municipal action to guide the appropriate use or
development of all lands in this State, in a manner which will promote the
public health, safety, morals and general welfare;
2. To secure safety from fire, flood, panic and other natural and man-made
disasters;
3. To provide adequate light, air and open space;
4. To ensure that the development of individual municipalities does not conflict
with the development and general welfare of neighboring municipalities, the
county and the State as a whole;
5. To promote the establishment of appropriate population densities and
concentrations that will contribute to the well-being of persons,
neighborhoods, communities and regions and preservation of the
environment;
6. To encourage the appropriate and efficient expenditure of public funds by
the coordination of public development with land use policies;
7. To provide sufficient space in appropriate locations for a variety of
agricultural, residential, recreational, commercial and industrial uses and
open space, both public and private, according to their respective
environmental requirements in order to meet the needs of all New Jersey
citizens;
8. To encourage the location and design of transportation routes which will
promote the free flow of traffic, while discouraging location of such facilities
and routes which result in congestion or blight;
9. To promote a desirable visual environment through creative development
techniques and good civic design and arrangement;
10. To promote the conservation of historic sites, open space, energy resources
and valuable natural resources in the State and to prevent urban sprawl and
degradation of the environment through improper use of land;
9 Section 2: Goals and Objectives11. To explore senior citizen community housing construction and assisted
living housing construction;
12. To encourage coordination of the various public and private procedures
and activities shaping land development, to facilitate a more efficient use of
land;
13. To promote utilization of renewable energy resources; and
14. To promote the maximum practicable recovery and recycling of recyclable
materials from municipal solid waste through the use of planning practices
designed to incorporate the State Recycling Plan goals and to complement
municipal recycling programs.
Borough of Ramsey Land Use Plan 102.2: Borough of In addition to the purposes of zoning as defined in the MLUL, the following goals
and policy statements are established for the Borough of Ramsey:
Ramsey
1. Goal: To maintain and enhance the existing areas of stability in the
Land Use Goals community; to affirm a land use pattern that delineates areas which have
their own unique development characteristics. A principal goal of this Plan is
and Objectives to preserve and protect the residential character and existing density of the
community, and reinforce the Borough’s commercial and business areas, by
restricting incompatible land uses from established neighborhoods, and
limiting intensities of use to the levels prescribed herein.
Policy Statement: The Borough recognizes that one of its most significant
attributes is its unique land use arrangement, one that is characterized by
attractive, detached-single family residential neighborhoods with a
distinctive suburban flavor. This Plan’s land use recommendations are
designed to protect and reinforce this prevailing pattern. It recognizes the
established densities in the Borough’s residential neighborhoods and
precludes the introduction of incompatible, non-residential uses or
intensities of development into these areas of the Borough.
2. Goal: To encourage the continued imposition of residential zone bulk
requirements, such as setbacks and coverage, as well as regulations
regarding lighting, noise, etc., to permit development that reinforces and is
consistent with the established community character.
Policy Statement: The Borough seeks to encourage single-family detached
housing that permits more creative and attractive designs while minimizing
any impacts that would detract from the preexisting neighborhood
character currently present in the Borough.
3. Goal: To address the Borough’s affordable housing obligation in a manner
that is consistent with other goals and objectives set forth herein.
Policy Statement: The Borough recognizes that the State is currently
undergoing significant changes in its treatment of affordable housing, and it
is therefore difficult to conclusively determine what its new prospective need
numbers will be. If the State relies upon historic development trends, which
would include the past few years when the Borough and the State as a
whole experienced modest development, the housing need numbers should
likely be lower than the State had previously projected.
4. Goal: To ensure that any prospective development and/or redevelopment is
responsive to the Borough’s environmental features.
Policy Statement: The Borough seeks to limit development to that which is
sensitive to the community’s particular characteristics and preserves its
sensitive environmental elements. In particular, the Borough seeks to limit
development to that which retains existing vegetation and preserves steeply
sloped areas, wetlands and floodplains. Tributary watercourses that lead to
drinking water sources should also be protected. Sites exist throughout the
Borough which contain extensive environmentally sensitive features, and
therefore may not be able to accommodate their full-zoned development
potential.
11 Section 2: Goals and Objectives5. Goal: To consider environmentally sensitive features and extensive
woodland vegetation as a means of preserving steep slopes, wetlands,
wooded areas, scenic qualities, historic facilities, retaining open space and
reducing infrastructure costs.
Policy Statement: The Borough seeks to encourage single-family detached
housing that preserves and protects environmentally sensitive features,
wooded acreage and open space. Proposals for development that impact
flood hazard areas, wetlands, steep slopes and woodlands should be closely
scrutinized for compliance with the NJDEP’s requirements as well as the
Borough’s Stormwater Management Plan and ordinance.
6. Goal: To encourage and provide buffer zones to separate incompatible land
uses.
Policy Statement: The Borough recognizes the need to reinforce the
delineation of boundaries separating residential and non-residential uses, as
well as those separating residential uses of significantly differing intensities.
Existing residential neighborhoods and zones should be maintained and
protected with appropriate buffering. As such, this Plan encourages the use
of buffer and screening devices which utilize suitable planting elements
(incorporating such elements as multiple rows of pant material, plant
clusters, etc.) with supplemental aesthetically pleasing fencing where
appropriate. This should primarily be accomplished within the framework of
appropriate open space buffers. In addition to the physical elements noted
above, suitable distances should be provided between the on-site activity of
non-residential lots and adjoining residential lots in instances where it can
be provided. Encroachments by commercial or other non-residential uses
on residential neighborhoods and zones should be discouraged.
7. Goal: To ensure that any future development of the Borough’s infrastructure
be limited to accommodate the Borough’s present level of intensity as
identified in this Plan, and to upgrade its infrastructure by applying for and
utilizing County and State funding when available.
Policy Statement: The Borough seeks to encourage a limited level of
infrastructure improvement to accommodate local needs. The addition of
new facilities that may be utilized to support higher levels of development
than considered in this Plan is discouraged. The Borough’s land use policy is
explicitly designed to discourage infrastructure improvement projects that
would encourage a significant increase in the carrying capacity of the land
and consequently result in increased pressures for higher levels of
development.
Borough of Ramsey Land Use Plan 128. Goal: To preserve and enhance the Borough’s community facilities, ensuring
that the Borough addresses public safety, recreational and other needs.
Policy Statement: The Borough seeks to enhance its existing community
facilities while pursuing additional facilities where possible. Specifically,
efforts to upgrade the Borough’s water facilities should continue. In
addition, any major residential development projects should address how
their proposals would affect the provision of community services and what
additional burdens, if any, would be placed on the Borough.
9. Goal: To preserve and enhance both the Borough’s Central Business District
and surrounding Business District, its Turnpike District, and its Highway
Commercial District by defining their functional roles in the community.
Policy Statement: The Borough recognizes that there are already well-
defined retail areas throughout the community. The Borough’s broad land
use policy is to limit commercial development to those areas depicted on
the Land Use Plan map. Rezoning parcels for additional, or for more
intensive commercial uses, particularly along the Route 17 corridor which
impacts nearby residential areas, is not recommended. In addition, this Plan
encourages the continued improvement of the community’s commercial
areas for retail commercial uses. This should be achieved within a manner
that protects and promotes the physical and aesthetic character of the
community’s commercial areas. Consideration should be given to design
features that enhance the physical character of the community, and
encourage the integration of building, parking, landscaping and signage
elements into a comprehensive and unified framework. Improvements in
traffic patterns, attractive landscape areas and open space, residential
buffers, and aesthetic appearances are of significant importance to the
community.
10. Goal: To maintain a regional planning perspective in order to preserve and
protect against any negative impacts from adjoining municipal
developments.
Policy Statement: The Borough should continue its policy of opposing any
attempts by neighboring communities to place developments along the
Borough’s borders of either a commercial or higher density residential
nature that would negatively impact existing development and undermine
the existing zoning in the Borough.
11. Goal: To support the overall philosophy of the State Development and
Redevelopment Plan (SDRP) as a means of providing growth management
on a statewide basis while retaining the principles of home rule.
Policy Statement: The Borough acknowledges that the general intent of the
SDRP is to manage growth within the framework of a municipality’s needs,
infrastructural capabilities and environmental constraints. Within this context
this represents a reasonable approach to growth management.
13 Section 2: Goals and ObjectivesSection 3: Land Use Plan The following section contains the Land Use Plan for the Borough of Ramsey. It identifies the proposed location, extent and intensity of development of lands to be used in the future for residential, commercial, business, office, recreational and other public and semi-public uses.
Section 3:
Land Use Plan
In accordance with the provisions of the MLUL, this Land Use Plan is intended to
guide the future development of the Borough for at least the next ten-year period in
a manner which protects the public health, safety and general welfare. This Land Use
Plan is designed to serve as the basis for any future revisions to the Borough’s land
use ordinances including zoning, subdivision and site plan codes.
This Land Use Plan is based on twelve categories of development, including five
residential, one mix-use and six nonresidential categories. These categories do not
substantially differ from the community’s prior master plan designation, although
some modifications are proposed.
3.1: Residential The Borough’s residential land use categories are designed to identify the locations
for a broad array of housing types, ranging from detached single-family residential
Land Use dwellings to multi-family dwellings. These residential land use categories are
Categories intended for a variety of families, including senior citizens, special needs citizens and
low- and moderate-income households. Each of these land use categories are
described in the following subsections. In addition, each category can be seen on
the accompanying land use plan map.
3.1.1: Low Density Residential (R-1):
The Low Density Residential land use category corresponds to the R-1 Residence
District, which is a detached single-family zone requiring a minimum lot area of
40,250 square feet. This area is predominantly located within the western portion of
the Borough, with some additional isolated areas located within the northeasterly
corner of the Borough, specifically along Airmount Ave, Brookfield Lane,
Meadowbrook Road, and Swan Hollow Road.
Properties in this land use category are mostly developed with single-family
detached residential dwellings on lots of nearly one acre in size. Darlington County
Park is also located in this land use category, as well as Suraci Pond and the Mary A.
Hubbard Elementary School. It is recommended that the established character of
these areas be preserved and current zoning densities be maintained.
17 Section 3: Land Use PlanExample of a Low Density Neighborhood along Carriage Lane (source: GoogleMaps)
3.1.2: Moderate Density Residential (R-2 and R-3):
The Moderate Density Residential land use category corresponds to the R-2 and R-3
Residence Districts.
1. The R-2 Residence District is a detached single-family zone requiring a
minimum lot area of 25,000 square feet. This zone is largely located near
the center of the Borough, to the west of the Central Business District. Two
isolated R-2 Districts are also located near the vicinity of Park Street and
Navajo Ave. Properties in this district are predominantly developed with
single family detached residential dwellings. The R-2 District is also the
home of the St. Paul Roman Catholic Church and the Academy of St. Paul
School, and the Royal open space tract. It is recommended that the
established character of these areas be preserved and current zoning
densities be maintained.
2. The R-3 Residence District is a detached single-family zone requiring a
minimum lot area of 14,000 square feet. This zone is located within the
central and easterly portions of the Borough, and represents the Borough’s
largest zone. Nearly 2,980 individual lots are located in this district, which
accounts for approximately seventy percent (70%) of the Borough’s 4,233
parcels. Properties in this district are predominantly developed with single
family detached residential dwellings. Other notable features in this district
include the Borough’s municipal pool, the Ramsey Golf and Country Club,
Finch Park, Eric S. Smith Middle School, Wesley D. Tisdale Elementary School
and Ramsey High School. It is recommended that the established character
of these areas be preserved and current zoning densities be maintained.
Borough of Ramsey Land Use Plan 18Example of a Moderate Density Neighborhood along Ackerman Ave (source: GoogleMaps)
3.1.3: Medium Density Residential (R-4):
The Medium Density Residential land use category corresponds to the R-4
Residence District, in which single family dwellings and multi-family dwellings up to
four (4) dwelling units are permitted on lots with a minimum area of 7,500 square
feet. This area is located within the central portion of the Borough, along the
northerly perimeter of the Central Business District. Only thirty-one (31) parcels are
located in this zone. The R-4 Residence District is predominantly developed with
single-family and two-family residences, with some multifamily dwellings as well. It is
recommended that the established character of these areas be preserved and
current zoning densities be maintained.
19 Section 3: Land Use PlanExample of a Medium Density Neighborhood along Carol Street (source: GoogleMaps)
3.1.4: Multifamily Residential (R-5, R-5A, T-3, and T-6):
The Multifamily Residential land use category corresponds to four separate zoning
districts: the R-5 Garden Apartment District, the R-5A Garden Apartment District, the
T-3 Townhouse Residence District, and the T-6 Townhouse Residence District. The
following is noted:
1. Garden Apartment Districts: The Garden Apartment Districts are located
near the central and northerly portions of the Borough. The R-5 and R-5A
areas establish a density of 12 units per acre. The R-5A district has additional
regulations which require a twenty percent (20%) set-aside for low and
moderate income households.
These areas are predominantly developed with garden apartment
developments, as well as some single-family dwellings. It is recommended
that the established character of these areas be preserved and current
zoning densities be maintained.
2. Townhouse Districts. The Townhouse districts are located near the central,
northeasterly and southeasterly corners of the Borough, and permit for
townhouse developments. The T-3 District permits a density of three (3)
dwelling units per acre, while the T-6 District permits a density of six (6)
dwelling units per acre. These areas are predominantly developed with
townhouse developments, as well as some single-family detached dwellings
along Partridge Court. It is recommended that the established character of
these areas be preserved and current zoning densities be maintained.
Borough of Ramsey Land Use Plan 203.1.5: Multi-Family Residential Overlay
The Multi-Family Residential Overlay Zone is located within the northerly portion of
the Borough, to the immediate south of the Route 17 transit station. Specifically, this
overlay zone encompasses 575 Island Road, which is identified by municipal tax
records as Block 3801; Lots 1 and 8 and Block 3803; Lot 1. It is an irregularly shaped
lot which occupies an area of approximately 7.1 acres. Its dimensions include 613 feet
of frontage along Island Road, 40 feet along the improved portion of Ferguson
Place, and 1,114 feet along the New Jersey Transit Railroad right-of-way. A survey of
the property indicates that Ferguson Place continues through a portion of the site as
a paper street.
Example of a Medium Density Garden Apartment Complex along North Island Road (source: GoogleMaps)
The property has historically been occupied by Ramsey Builder and Paver Supply. It
is presently developed with a two-story building and accessory shed for storage. The
majority of the site is used for outdoor storage. The site’s underlying zoning is the B-
3 Highway Commercial district.
21 Section 3: Land Use PlanThe Borough’s Housing Element and Fair Share Plan, adopted by the Borough
Planning Board on May 15, 2018, incorporated this site into the Plan following
recommendations negotiated with Fair Share Housing Center. This was done
following a prior amendment to the Borough’s Master Plan, adopted on November
20, 2014, which reassessed the forementioned property’s master plan land use
designation and zoning. This amendment noted that, previously, “this site’s historic
commercial land use designation is a function of its relationship, orientation, and
visibility from Route 17, which made it a viable commercial site.” However, the
amendment went on to note that:
“This aspect of the site’s suitability for commercial use has been altered
with the development of the New Jersey Transit parking garage to the
east, which significantly diminishes the site’s viability as a highway
commercial property.”
As an alternative to highway commercial, the amendment contemplated the
appropriateness of rezoning the site for an age-restricted development. Specifically,
the amendment found that:
“While age-restricted residential development is not currently among the
surrounding uses, the site’s location across the street from a commuter
train station represents a land use arrangement that is encouraged by
the State of New Jersey Department of State Smart Growth program.
Among the smart growth principles that are applicable to the proposed
rezoning are the following: mixed land uses; range of housing choice
and opportunity; future development strengthened to existing
communities using existing infrastructure; transportation option variety.”
In consideration of the above, the amendment ultimately recommended the creation
of an Age-Restricted Overlay Zone District for Block 3801; Lots 1 and 8, and Block
3803; Lot 1, permitting a density of nineteen (19) dwelling units per acre. The purpose
of this district is to support the need to encourage housing for the Borough’s
increasingly elderly population, thereby enabling empty nesters to downsize their
housing while remaining in the community in which they raised their families,
developed their social networks, and established their historical ties. Additionally, the
overlay zone is intended to further a number of the State’s smart growth principles,
including those pertaining to the provision of a range of housing choice and
opportunity, future development strengthened and directed to existing communities
using existing infrastructure, and the easy availability of transportation options.
Subsequently Fair Share Housing Center (FSHC) sought, and the Borough agreed on
part of the settlement on affordable housing to provide for non-age restricted
housing at a density of a maximum of 20 units per acre and the imposition of a 15-
20 percent set-aside pertaining to the rental or pre-sale housing. The underlying B-3
remains in effect.
Borough of Ramsey Land Use Plan 223.2: Planned Unit The Planned Urban Development land use category corresponds to the Planned Unit
Development District, which is located along Route 17 to the west of Airmount Ave.
Development This district permits for a variety of uses, including: offices for business, professional,
executive, or administrative purposes; banks and other financial institutions including
Land Use drive-in or convenience-type facilities; restaurants and related uses excluding drive-
Category in or convenience-type window facilities; sales and service establishments for new
cars, including used car sales as an accessory to new car sales, provided that used
car sales are not permitted as a separate use; adult communities for persons of the
age 55 years or over with a density of three (3) dwelling units per acre or five (5)
dwelling units per acre if land is offered to the Borough for public use, and; parks.
This area is presently developed with the Bears Cove multifamily development, as
well as a number of commercial uses. It is recommended that the established
character of these areas be preserved and current zoning densities be maintained. In
addition, as private sector redevelopment of existing commercial properties
continues, applicants should be required to upgrade their properties. Improvements
in traffic patterns, attractive landscaped areas and open space, residential buffers
and aesthetic appearances are of particular significance. This Plan does not
recommend increasing the intensity of the commercial or residential uses in this
zone, nor suggest any alteration in the list of permitted uses.
3.3: Commercial The Borough’s non-residential land use categories permit a variety of uses, including:
retail and service commercial, business, office, limited industrial, recreation and open
Land Use space, and other public and semi-public uses.
Categories
23 Section 3: Land Use Plan3.3.1: Central Business District (B-1):
The central business district land use category corresponds to the B-1 Business
District, that currently permits a variety of uses, including: business uses of a strictly
retail sales and service type; single-family and multi-family residences not
containing more than four (4) dwelling units; clubs and fraternal organizations, and;
public garages and service stations.
The Central Business District serves as the heart of the Borough’s downtown
shopping area, and is intended to function as an attractive shopping area to serve
both local residents and visitors. In 2000, the Borough established a Downtown
Design Review Committee to consider alternatives that would improve traffic
conditions, relieve congestion, reduce environmental pollution and promote
pedestrian safety within the Central Business District. That Committee sought and
received a grant for 2006-2007 to undertake a “21st Century Revival Project, Main
Street, Central Avenue to Spruce Street.” The project area extended eastward from
the intersection of Central Avenue and Main Street to the Spruce Street traffic circle,
a distance of approximately 1,200 linear feet. Also included in the project were
pedestrian crossings located east of Spruce Street at the former Ramsey Cinema
movie theater, at an existing bike path, and at Island Avenue near the High School.
The description of the project area in the grant application was summarized as
follows:
“Main Street is a 30 foot wide paved roadway with intermittent parallel
parking along both sides. Buildings are constructed close to the street and
the sidewalks are narrow, creating a corridor effect. The sidewalks are
uneven, not uniform and in poor condition. About a dozen trees are
located along the section of Main Street between Central Ave and Spruce
Street, mostly on the north side of the street. Street lighting fixtures are
cobra style and are unevenly and inadequately spaced. The existing
crosswalks are striped, and some of the mid-block intersections east of
Spruce Street have inadequate provisions for safe pedestrian passage.
There is an at-grade New Jersey Transit railroad crossing at the end of the
project area.”
The improvements that were encompassed by the project area included: the
removal and replacement of the existing sidewalks and concrete curbing with new
stamped concrete sidewalks and new concrete curbing; the installation of pedestrian
-safe crosswalks at all intersections in the study area; the installation of crosswalks
and handicapped ramps at two mid-block intersections between Spruce Street and
Island Avenue; the introduction of traffic calming measures through the installation
of curb bump-outs at the mid-block intersections to alert motorists to the presence
of the new pedestrian crossings; the installation of lighted pedestrian crosswalk
systems at the railroad crossing and at the Island Avenue intersection; removal and
replacement of the existing cobra style lighting fixtures with ornamental period
lighting fixtures, and; the planting of additional shade trees, protected with cast iron
tree grates. In 2012 the Borough applied for, and in 2013 received, a second grant to
undertake a “Main Street 21st Century Revival, Phase II” project. The scope of work
included the continuation of the Phase I improvements along Main Street from
Spruce Street to Island Ave. This Phase II project was completed in 2020.
Borough of Ramsey Land Use Plan 24The Main Street corridor and surrounding areas have continued to grow and evolve
into an attractive, pedestrian-friendly environment. This Plan encourages the
continued rehabilitation and upgrading of buildings and sites, including the use of
enhanced landscape and buffer features, façade improvements, the provision of
buffer and screening elements, lighting, and common access to parking areas to
improve vehicular safety and increase the availability of parking to serve customers.
It is further recommended that buildings, signage, and streetscape elements be
designed with a unifying theme. Rezoning parcels for more intensive commercial
and/or residential uses is not recommended.
3.3.2: Business District (B-1A):
This land use category corresponds to the B-1A Business District, which is located
along the periphery of the Borough’s Central Business District. The B-1A District is
designed to accommodate professional and general offices, single-family residents,
multi-family residences with no more than four (4) units, and clubs and fraternal
organizations.
The Borough is cognizant of the fact that these smaller commercial areas are often
developed in close proximity to nearby detached residential developments. As such,
it is appropriate for the Borough to establish a planning framework in which these
areas may be enhanced while also ensuring that any prospective development
impacts on surrounding neighborhoods are minimal. Similar to the
recommendations set forth for the Central Business District, this Plan encourages the
rehabilitation and upgrading of buildings and sites, including the use of enhanced
landscape and buffer features to improve the physical relationship between these
commercial uses and adjoining residences, façade improvements, the adaptive reuse
of older buildings to complementary land uses which minimize impacts on adjoining
residences, and the provision of buffer and screening elements to separate
commercial activities from adjoining residential developments. Although both
residential and commercial uses are permitted in the Business District (B-1A) given
the intent of this Plan to maintain the existing character of this District, permitting
both a commercial use and a residential use on the same site is not recommended.
Additionally, rezoning parcels for more intensive commercial and/or residential uses
is not recommended.
Central Business District (source: Burgis Associates, Inc.)
25 Section 3: Land Use Plan3.3.3: Turnpike District (B-2 District):
The Turnpike District land use category corresponds to the B-2 Turnpike District,
which is designed to permit a variety of uses including: professional and general
offices; banks and other financial institutions; clubs; religious institutions; research,
design, and development laboratories; daycare nurseries; museums and art galleries;
business, technical, and professional schools and colleges; florists; institutions and
public utilities, and; single-family dwellings. The district is located to the West of the
Borough’s Central Business District, and generally runs along Franklin Turnpike from
Prospect Street to Madison Ave. Portions of the B-2 District are also located along
East Main Street.
As with the Business District, these smaller commercial areas are often developed in
close proximity to nearby residential developments. As such, it is appropriate for the
Borough to establish a planning framework in which these areas may be enhanced
while also ensuring that any prospective development impacts on the surrounding
neighborhoods are minimal. This Plan encourages the rehabilitation and upgrading
of buildings and sites including the use of enhanced landscape and buffer features
to improve the physical relationship to these commercial uses and adjoining
residences, façade improvements, the adaptive reuse of older buildings to
complementary land uses which minimize impacts on adjoining residences, and the
provision of buffer and screening elements to separate commercial activities from
adjoining residential developments. Although both residential and commercial uses
are permitted in the Turnpike District (B-2) given the intent of this Plan to maintain
the existing character of this District, permitting both a commercial use and a
residential use on the same site is not recommended. Rezoning parcels for more
intensive commercial and/or residential uses is not recommended. In order to
enhance the aesthetics and cohesiveness of the areas designed for the Turnpike
District land use category, future development should integrate landscaping and
pedestrian amenities along the frontage of sites where possible. It is further
recommended that buildings, signage, and streetscape elements be designed with a
unifying theme.
Business District along West Main Street (source: GoogleMaps)
Borough of Ramsey Land Use Plan 263.3.4: Highway Commercial (B-3 District):
The Highway Commercial land use category corresponds to the B-3 Highway
Commercial District. This district is designed to permit a broader range of business
uses, including: professional and general offices; single-family residents; multi-family
residences with no more than four (4) units; clubs and fraternal organizations; offices
for business, professional, executive, or administrative purposes; scientific or research
laboratories; selected industrial or manufacturing uses; motels, hotels, sales and
service establishments for new cars; motor vehicle rental businesses; car washes;
nursing homes; and churches. This District is located along the Route 17 corridor,
which extends from Upper Saddle River to Mahwah.
This Plan encourages the rehabilitation and upgrading of buildings and sites
including the use of enhanced landscape and buffer features to improve the physical
relationship to these commercial uses and adjoining residences, façade
improvements, the adaptive reuse of older buildings to complementary land uses
which minimize impacts on adjoining residences, and the provision of buffer and
screening elements to separate commercial activities from adjoining residential
developments. It is recommended that tourist cabins no longer be identified as
principal permitted uses allowed as of right.
Although both residential and commercial uses are permitted in the Highway
Commercial District, given the intent of this Plan to maintain the existing character of
this District, permitting both a commercial use and a residential use on the same site
is not recommended.
In addition, vehicular linkages between abutting parking lots is also encouraged in
order to allow for vehicular movement between stores without the need for vehicles
to enter the public right-of-way, thereby reducing the number of potentially
conflicting turning movements on the roadway network. Finally, in order to enhance
the aesthetics and cohesiveness of the areas designed for the Highway Commercial
use category, it is recommended that buildings, signage, and streetscape elements
be designed with a comprehensively integrated and unifying theme.
Example of Turnpike District development along Franklin Turnpike (source: GoogleMaps)
27 Section 3: Land Use Plan3.3.5: Laboratory and Office (LO District):
The Laboratory and Office land use category corresponds with the LO Laboratory
and Office District, which is located near the northerly corner of the Borough
predominantly between Hilltop Road and Williams Drive. The LO District is designed
to permit scientific or research laboratories and office buildings, nursing homes, and
churches. Any future development and redevelopment in the LO District should
enhance the aesthetics and cohesiveness of the area. In particular, landscaping and
pedestrian amenities should be integrated along the frontage of sites where
appropriate, while buildings, signage, and streetscape elements should be designed
with a unifying theme. Where possible, the innovative re-use of structures should be
encouraged whenever doing so would enhance the attractiveness of the area.
3.3.6: Industrial Park (IP District):
The Industrial Park land use category corresponds with the IP District, which is
located in two areas near the northeasterly corner of the Borough. The first such
area is located along the Williams Drive corridor north of Route 17, while a second
area is located along East Crescent Road between Spear Road and Brookfield Lane.
The IP District is designed to permit offices for business, professional, executive
purposes; scientific research laboratories; selected industrial or manufacturing uses;
nursing homes, and; churches.
As with the Laboratory and Office land use category, this Land Use Plan encourages
any future commercial development and redevelopment in this district to enhance
the aesthetics and cohesiveness of the area. In particular, landscaping and
pedestrian amenities should be integrated along the frontage of sites where
appropriate, while buildings, signage, and streetscape elements should be designed
with a unifying theme. Where possible, the innovative re-use of structures should be
encouraged whenever doing so would enhance the attractiveness of the area.
Example of Highway Commercial District development along Route 17 (source: GoogleMaps)
Borough of Ramsey Land Use Plan 28°
Land Use Plan
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Source 1: Municipal boundary data from NJDEP.
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Source 2: Street centerlines data from NJDEP.
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Source 3: Parcel data from NJGIN Warehouse, Bergen County.
Source 4: Land Use Plan data from Burgis Associates, Inc.
Dwg. Title
Legend
Project No. Date Drawn
Land Use Plan Map 3172.01 06.04.21 DN
Municipal Boundaries
B U R G I S ASSOCIATES, INC. Parcels
Project Title Scale: Dwg. No.:
COMMUNITY PLANNING | LAND DEVELOPMENT AND DESIGN | LANDSCAPE ARCHITECTURE
2016 Land Use Plan 1 " = 2,200 ' lup
25 Westwood Avenue p: 201.666.1811
Westwood, New Jersey 07675 f: 201.666.2599 BOROUGH OF RAM SEY | BERGEN COUNTY, NEW JERSEY 2016 COPYRIGHT BA - NOT TO BE REPRODUCEDYou can also read
