Borough of Saddle River Bergen County, New Jersey

Master Plan Update for the Borough of Saddle River Bergen County, New Jersey

Prepared for the Saddle River Planning Board by Phillips Preiss Grygiel LLC Planning and Real Estate Consultants

Adopted September 13th, 2010

MASTER PLAN FOR THE BOROUGH OF SADDLE RIVER BERGEN COUNTY, NEW JERSEY

Prepared for The Saddle River Planning Board

Prepared by

Phillips Preiss Grygiel LLC Planning and Real Estate Consultants 33-41 Newark Street—Suite D Hoboken, New Jersey 07030

Adopted by the Borough of Saddle River Planning Board on: September 13, 2010

TABLE OF CONTENTS

CHAPTER 1. INTRODUCTION...... - 1 -

A. INTRODUCTION...... - 1 -

B. PURPOSE...... - 1 -

C. BRIEF HISTORY OF SADDLE RIVER...... - 1 -

D. SCOPE OF MASTER PLAN...... - 4 -

E. CONTEXT OF PREPARATION OF MASTER PLAN UPDATE...... - 5 -

CHAPTER 2. GOALS AND OBJECTIVES ...... - 8 -

CHAPTER 3. LAND USE ...... - 10 -

A. INTRODUCTION...... - 10 -

B. EXISTING USES ...... - 10 -

C. EXISTING ZONING...... - 16 -

D. CONSISTENCY OF EXISTING USES WITH CURRENT ZONING...... - 19 -

E. SADDLE RIVER’S LAND USE PLAN ...... - 19 -

F. CONSISTENCY WITH THE BERGEN COUNTY MASTER PLAN AND THE NEW JERSEY STATE DEVELOPMENT AND REDEVELOPMENT PLAN ...... - 23 -

CHAPTER 4. CIRCULATION ELEMENT...... - 29 -

A. INTRODUCTION...... - 29 -

B. VEHICULAR CIRCULATION ...... - 29 -

C. PUBLIC TRANSIT...... - 32 -

D. PEDESTRIAN WALKWAYS AND BIKEWAYS...... - 35 -

CHAPTER 5. UTILITY SERVICE ELEMENT ...... - 36 -

A. WATER SUPPLY...... - 36 -

B. SANITARY SEWER ...... - 38 -

C. STORM DRAINAGE ...... - 38 -

D. ELECTRICITY AND NATURAL GAS ...... - 41 -

E. TELEPHONE...... - 41 -

F. CABLE TV AND INTERNET ACCESS ...... - 41 -

CHAPTER 6. COMMUNITY FACILITIES PLAN ...... - 42 -

A. SCHOOLS ...... - 42 -

B. DEPARTMENT OF PUBLIC WORKS ...... - 45 -

C. POLICE ...... - 45 -

D. FIRE...... - 47 -

E. EMERGENCY MEDICAL SERVICES ...... - 48 -

F. OFFICE OF EMERGENCY MANAGEMENT...... - 48 -

G. BISHOP HOUSE ...... - 49 -

H. SADDLE RIVER MUSEUM ...... - 49 -

I. 66 EAST ALLENDALE PROPERTY...... - 49 -

J. BOROUGH HALL ...... - 50 -

K. 159 EAST SADDLE RIVER ROAD...... - 50 -

CHAPTER 7. CONSERVATION, RECREATION & OPEN SPACE...... - 51 -

A. NATURAL CONDITIONS IN THE BOROUGH OF SADDLE RIVER ...... - 51 -

B. BOROUGH RECREATION AND OPEN SPACE ...... - 60 -

C. BOROUGH RECREATIONAL NEEDS...... - 63 -

D. 66 EAST ALLENDALE ROAD...... - 64 -

E. INDIAN ROCK...... - 64 -

F. 159 EAST SADDLE RIVER ROAD...... - 64 -

G. PARCEL ON SISTERS OF SAINT JOSEPH OF PEACE PROPERTY...... - 64 -

CHAPTER 8. HISTORIC PRESERVATION ...... - 65 -

A. INTRODUCTION...... - 65 -

B. GOALS AND OBJECTIVES OF HISTORIC PRESERVATION IN SADDLE RIVER...... - 66 -

C. LANDMARKS COMMISSION ...... - 67 -

D. INDIVIDUAL PROPERTIES WHICH SHOULD BE CONSIDERED FOR HISTORIC LANDMARK DESIGNATION ...... - 68 -

E. DISTRICTS DEEMED WORTHY OF DESIGNATION AS HISTORIC ...... - 79 -

F. IMPLEMENTATION: CERTIFICATES OF APPROPRIATENESS AND PREVENTIVE MAINTENANCE...... - 82 -

CHAPTER 9. RECYCLING ...... - 84 -

CHAPTER 10. GREEN BUILDING & ENVIRONMENTAL SUSTAINABILITY PLAN . - 86 -

A. INTRODUCTION...... - 86 -

B. EXISTING SUSTAINABILITY EFFORTS...... - 86 -

C. GREEN PLAN GOALS AND OBJECTIVES...... - 88 -

D. MASTER PLAN GOALS AND OBJECTIVES...... - 90 -

CHAPTER 11. KEY MASTER PLAN UPDATE RECOMMENDATIONS ...... - 93 -

A. GENERAL RECOMMENDATIONS ...... - 93 -

B. SPECIFIC PARCELS AND PROPERTIES ...... - 95 -

C. ZONING RECOMMENDATIONS...... - 97 -

LIST OF MAPS

MAP 1 REGIONAL LOCATION...... - 2 - MAP 2 EXISTING LAND USES ...... - 11 - MAP 3 EXISTING ZONING...... - 17 - MAP 4 LAND USE PLAN...... - 21 - MAP 5 ROADWAY CLASSIFICATIONS ...... - 30 - MAP 6 TRANSIT AND SERVICE ROUTES ...... - 33 - MAP 7 WATER MAINS ...... - 37 - MAP 8 STORMWATER RIVER DISCHARGE...... - 39 - MAP 9 COMMUNITY FACILITIES ...... - 43 - MAPS 10 SOIL SERIES ...... - 52 - MAPS 11 SOIL TYPES ...... - 53 - MAP 12 TOPOGRAPHY...... - 55 - MAP 13 WETLANDS...... - 56 - MAP 14 FLOODPLAINS ...... - 58 - MAP 15 WATERWAYS...... - 59 - MAP 16 PARKS AND OPEN SPACE ...... - 61 - MAP 17 SADDLE RIVER CROSSING PLAN...... - 62 - MAP 18 INDIVIDUAL PROPERTIES WHICH SHOULD BE CONSIDERED FOR HISTORIC DESIGNATION...- 70 - MAP 19 SADDLE RIVER CENTER HISTORIC DISTRICT ...... - 80 -

LIST OF TABLES

TABLE 3-1 EXISTING LAND USE- 2010, BOROUGH OF SADDLE RIVER, NEW JERSEY...... - 12 - TABLE 3-2 PARCELS OF 10 ACRES OR MORE WITH THE POTENTIAL TO BE SUBDIVIDED, BOROUGH OF SADDLE RIVER, NEW JERSEY...... - 16 - TABLE 6-1 INVENTORY OF PUBLIC SCHOOL FACILITIES SERVING SADDLE RIVER STUDENTS...... - 42 - TABLE 6-2 SCHOOL ENROLLMENT BY GRADE...... - 42 - TABLE 6-3 TEN YEAR ENROLLMENT PROFILE ...... - 44 - TABLE 6-4 SADDLE RIVER & VICINITY CRIME RATES AND POLICING LEVELS...... - 46 - TABLE 6-5 INVENTORY OF SADDLE RIVER FIRE DEPARTMENT EQUIPMENT...... - 47 - TABLE 8-1. INDIVIDUAL PROPERTIES WHICH SHOULD BE CONSIDERED FOR DESIGNATION AS AN HISTORIC LANDMARK IN THE BOROUGH OF SADDLE RIVER...... - 71 - TABLE 8-2 CONTRIBUTING BUILDINGS TO SADDLE RIVER CENTER HISTORIC DISTRICT ...... - 81 - TABLE 8-3 NON-CONTRIBUTING BUILDINGS TO SADDLE RIVER CENTER HISTORIC DISTRICT ...... - 82 -

CHAPTER 1. INTRODUCTION

A. INTRODUCTION

The Borough of Saddle River is a mature suburban community located in northern Bergen County (see Map 1, Regional Location). The Borough encompasses an area of five (5) square miles and borders Ramsey, Allendale and Waldwick to the west, Ho-Ho-Kus to the south, Woodcliff Lake and Hillsdale to the east, and Upper Saddle River to the north, all of which are located in Bergen County, New Jersey. In the year 2000, the total population of Saddle River was 3,201 persons, an increase over the 1990 population of 2,950 persons. The Borough’s population was estimated to be 3,793 in 2008.

B. PURPOSE

The purpose of this Master Plan Update is to provide the Borough of Saddle River with a comprehensive guide for the future growth and development of the community. The most recent comprehensive Master Plan for the Borough of Saddle River was adopted in 1990 and the previous comprehensive Master Plan to the 1990 Plan was adopted in 1978. Reexamination Reports of the 1990 Plan were adopted in 1993 and again in 1997 and 2003. A revised Housing Element and Fair Share Plan of the Master Plan was completed in 2000. In 2008, Saddle River adopted a new Housing Ele- ment and Fair Share Plan and petitioned the Council on Affordable Housing (COAH) for third round substantive certification. This Housing Element and Fair Share Plan is still under review by COAH and is incorporated by reference into this Master Plan Update. This Master Plan Update was prepared under the guidance of the Saddle River Planning Board by the Borough’s planning consultant, Phillips Preiss Grygiel, LLC (PPG), a planning and real estate consultant.

C. BRIEF HISTORY OF SADDLE RIVER

Prior to setting forth the goals and objectives and recommendations for guiding growth and development for Saddle River for the next 10 to 15 years (a realistic future horizon for a comprehensive master plan), it is useful to understand and appreciate the history of the community, notably the people, as well as the social, economic and political forces and the major developments that spurred its growth and shaped its physical form. Saddle River has a long and varied history, and much of Saddle River’s physical form is attributable to land use and development decisions made over the past two centuries.

- 1 - N EW N Y EW OR JE K RS EY

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Map 1: Regional Location 2010 Master Plan Update for the Borough of Saddle River Phillips Preiss Grygiel LLC 2010 1. Early History

Bergen County was originally utilized as hunting and fishing grounds for a number of Native Ameri- can tribes, referred to as the Lenni-Lenape, prior to the early settlement by Europeans, mostly of Dutch origin, in the early seventeenth century. The first recorded history of the Lenni-Lenape occu- pying the region by white settlers to the area indicated that communities were organized around fa- milial associations, dependent mostly on fishing and hunting, who coexisted peacefully with one another, as well as with the early white settlers.

The earliest of such settlers in the county were mostly of Dutch descent, although there was a greater German influence in Saddle River than was observed in other areas of Bergen County. These settlers were primarily farmers who grew crops and raised animals to support their families’ needs; their farmsteads were scattered throughout the Saddle River Valley along East and West Saddle River Roads. By the mid to late 19th century, farmers began to specialize in vegetable and fruit crops, particularly strawberries, and began selling their goods in New York markets. Basket manufacturing arose in Saddle River as a complimentary industry for picking and shipping local vegetables and fruits. From 1845 to 1886, land to the east of the Saddle River, in what is currently the eastern portion of the Borough, was part of Washington Township, and from 1849 to 1886 land west of the Saddle River, which is now within Saddle River’s municipal boundaries, was part of the Borough of Ho-Ho-Kus.

During the 1870s, the northward extension of the Pascack Valley Line rail line to the east and the opening of the Allendale combined passenger and freight station to the west of Saddle River encouraged the development of new “railroad suburbs” in the county. Up to that point in time, Saddle River was predominantly an agricultural community.

2. Incorporation (1894 to 1950)

On November 22, 1894 the Borough was incorporated. It was formed from parts of Orvil Township. (Orvil Township had been formed from parts of Ho-ho-kus and Washington Township in 1885, and Ho-ho-kus itself had been formed from Franklin Township in 1849.)

By the early 20th century, some Bergen County municipalities had become popular as country re- treats/summer resorts for urban dwellers in New York City, who could now reach the region via the railroad. This popularity encouraged the development of “country homes” in Saddle River, and in 1881 the “Home Amusement Association” was created to provide recreation and cultural activities for local residents, reflecting the changing character of the community.

Between the extension of the railroad through the Northwest Bergen and Pascack Valley region (circa 1870) and the end of World War I (circa 1918), Saddle River saw less suburban/industrial development than most communities in Bergen County. The Borough’s residential population had reached only 415 persons by 1900. Growth occurred slowly over the next 30 years, especially in comparison to other Bergen County communities. The population had increased only to 483 by

- 3 - 1910, and 506 by 1920. By 1930, Saddle River had 657 residents, consisting principally of country homes and farms. During the 1930s Highway Route 2 (now New Jersey Route 17) was built, intro- ducing regional vehicular access to Saddle River. In concert with increased automobile ownership and suburbanization in the region, the Borough’s 1940 population had grown to 816, illustrative of a marked increase, but at a relatively modest pace. By 1950, the population was just over 1,000 persons, at 1,003.

3. 1950 to the Present

In 1951 Saddle River instituted its minimum two-acre lot requirements for future residential development. While the Borough did experience post-war suburban growth, it was far less than that of other Bergen County municipalities. It’s greatest period of growth occurred between 1950 and 1970, when the Borough’s population more than doubled, from 1,003 to 2,437. Thereafter, population growth leveled off. The 1990 census showed 2,950 residents and by 2000 the population had increased somewhat to 3,210 persons. While Saddle River’s population did grow substantially after World War II, over the past two decades the growth rate has decreased, attributable to the fact that many homes in the Borough are located on large, estate-like lots and the fact that the limited amount of developable land remained on which and two-acre lots could be subdivided in the Borough.

D. SCOPE OF MASTER PLAN

Preparation of this Master Plan Update involved contributions from Saddle River’s boards and com- mittees, including the Borough Council, Planning Board and Green Committee who were consulted and interviewed. A survey of all land uses in Saddle River was undertaken and maps prepared. In- ventories of community facilities, utilities and roads were undertaken or updated. Various subcom- mittees were convened over the course of the master plan preparation to provide guidance and in- put. Interviews were conducted with Chuck Cuccia, the Borough Administrator and representative of the Office of Emergency Management; Karen Mastriano, Councilperson Liaison to the Board of Parks and Recreation Commissioners; Martin Spence, Borough Engineer; Bruce Mautz, Supervisor of Operations; Chief Tim McWilliams, Chief of the Police Department; Rich Silvia, the Fire Marshall; and Georgia Silverman, the Recycling Coordinator. The Planning Board held a public meeting to discuss major issues and recommendations for the Master Plan Update on October 13, 2009.

Consistent with the requirements of the Municipal Land Use Law (MLUL), the Borough’s Master Plan is comprised of a number of plan elements. One of these plan elements—the Housing Element and Fair Share Plan, adopted in 2008—is published in a separate document, and is incorporated by reference into this Master Plan. In addition, in 2009, the Borough adopted the Saddle River Crossing Plan which serves as the Economic Development Plan Element of the Master Plan.

The Elements of the Master Plan contained within this document are as follows: Goals and Objec- tives (Chapter 2), the Land Use Element (Chapter 3), the Circulation Element (Chapter 4), the Utility Service Element (Chapter 5), Community Facilities Element (Chapter 6), Conservation, Recreation and Open Space Plan Element (Chapter 7), Historic Preservation Plan Element (Chapter 8) and the

- 4 - Recycling Plan Element (Chapter 9). For ease of reference, all of the recommendations of this master plan are summarized in Chapter 10.

E. CONTEXT OF PREPARATION OF MASTER PLAN UPDATE

The preparation of this Master Plan Update is occurring in a period immediately after the end of the boom in the economy and in particular the real estate market, which included the development of large-lot infill single-family residential development and knock-downs and rebuilds in the Borough. The rapid pace of absorption of remaining open space and vacant land in recent years has led the governing body to authorize land acquisitions for a variety of purposes—for park use, for the expansion of municipal facilities and for affordable housing—as well as to update land use policies and regulations in the Borough, to ensure that the high quality of life enjoyed in Saddle River is maintained. A number of the studies conducted recently in the Borough leading up to the preparation of this Master Plan Update are documented below.

1. Updated Inventory of Historic Resources

The Bergen County Historic Sites Survey (BCHSS) prepared in 1983-84 included an inventory of historic resources in the Borough. In 2007, the Landmarks Commission, working with the Borough’s planning consultant, updated the BCHSS survey to determine which extant structures were worthy of local landmark designation and/or inclusion in a locally designated historic district.

The results of this inventory relating to Saddle River’s hamlet center (the area where East and West Saddle River Road meet East Allendale Road) were included in the Saddle River Crossing Plan (described below). This study recommended that a local historic district be designated in the hamlet “crossing area.” In addition, the Crossing Plan provided recommendations for the Borough’s existing Historic Preservation Ordinance (HPO) such as adding a list of criteria for the evaluation of whether a landmark or historic district is worthy of designation consistent with the Secretary of the Interior’s criteria for listing on the National Register of Historic Places. The Crossing Plan also provided design guidelines for the proposed historic district in the hamlet center.

The Crossing Plan focused on the predominantly commercial uses located in the Borough’s hamlet center. As a result, no recommendations were made regarding those buildings deemed worthy of landmark designation which are located outside of the hamlet center.

2. Land Acquisition and Improvement to Open Space

In the past five years, the Borough acquired several parcels in the Borough’s hamlet center including 88, 90 and 92 East Allendale Road (Block 1607, Lots 7, 8 and 9). At the time of acquisition, Lot 7 was improved with a vacant, single-family home known as the Garret A. Osborn House. The exterior of the once historic home was clad with replacement synthetic shingles and cement covering the formerly rubble stone foundation, which meant that virtually all vestiges of the home’s original historic character had been lost. No longer worthy of preservation, the Borough demolished the

- 5 - Osborn House in 2009. Adjacent to Lot 7, is Lot 8 which is currently improved with a vacant, single- family home which was once the barn for the Osborn house. Lot 9 is improved with a single-family home. The site was designated in the 2008 Housing Element and Fair Share Plan as the location for the construction of 15-units of affordable housing which will be used to address Saddle River’s Fair Share obligation per COAH’s third round rules. However, the former barn for the Osborn house is now the home of the Saddle River Museum.

In addition, the Borough has acquired the property on the corner of East Allendale Road and West Saddle River Road (66 East Allendale Road) which was the site of the Exxon gas station. The Bor- ough intends to use a portion of the parcel as part of the trail system envisioned in the Saddle River Crossing Plan, as described below.

3. Saddle River Crossing Plan

Mayor Samuel Raia initiated the analyses and studies that subsequently led to the drafting and adoption of the Saddle River Crossing Plan as an element of the Saddle River Master Plan in 2008. The Plan focused on the hamlet center located along both sides of East Allendale Road primarily between West and East Saddle River Roads, where there is a concentration of retail, civic, office and educational uses. These areas are currently divided into three disparate blocks, in which the buildings are oriented away from the Saddle River and separated by the River itself as well as the busy arterial road which runs through this area—East Allendale Road. In order to create synergy between the disparate areas, the Plan called for a mini-trail system to provide pedestrian links which would stitch these areas together. The trail would follow along the south side of the Saddle River from the northern section of the Barnstable Court block, cross East Allendale Road at the intersection with West Saddle River Road, skirting the edge of 66 East Allendale Road (which was acquired by the Borough), traversing additional Borough-owned land surrounding the Water Gardens garden center before heading eastward through Rindlaub Park to connect with Borough Hall. From Bor- ough Hall, the trail crosses East Allendale Road to link up with the sidewalks in front of Wandell School, which then continues westwards, in front of the Colonial Shopping Center, and finally terminates at Barnstable Court, thus creating a long pedestrian loop through the “Crossing” or hamlet center. Aside from ramifying through the two major retail areas of the Crossing, the trail system would connect Borough-owned parks, municipal facilities and open space within these two areas. The Crossing Plan includes a series of design guidelines and zoning changes designed to encourage building owners within the crossing area to reorient their businesses towards the River and both take advantage of scenic views as well as to integrate these properties into the trail system.

To implement the vision plan for Saddle River Crossing, amendments to the zoning map and zoning ordinance of the Borough of Saddle River were recommended. The areas of the Borough now designated as B-1 Retail Business Zone, would retain its boundaries, but be re-designated as CB Crossing Business, with a revised list of specific permitted as well as prohibited uses intended to reinforce this area’s small, historic scale and locally-oriented shopping. Likewise, the areas now de- picted as O-1 Office Zone would be re-designated as CO-Crossing Office, with a small adjustment to its boundaries, and refinement in the list of permitted uses. Finally, the portions of Saddle River

- 6 - Crossing now designated as R-1 and R-2 residential, which presently comprises mostly Borough- owned land and public facilities—such as the Borough Hall, the Public Safety Complex, DPW and The Wandell School—would be placed into a new district, to be designated as CG-Crossing Gov- ernmental, allowing primarily public uses but also certain residential uses. Lots 7, 8 and 9, within Block 1607, which is located in the center of this new district, will be rezoned to R-AH Residential Affordable Housing to accommodate a 15-unit family rental affordable housing project in Saddle River.

4. Expansion of Public Water System

Historically, homes and businesses alike have been served by private wells in Saddle River. Only in the past two decades has public water been made available to residences and businesses, and more recently, Saddle River has expanded its public water system along County roads in an effort to provide the Borough with enhanced fire protection service and to make potable public water available to private homes throughout the municipality. Initially the expansion of the municipal water was, in part, derived from the discovery of well water contaminants in some parts of the Borough. A further incentive for the expansion of the system was a result of the Fire Protection Study conducted by the Borough in 1994 which identified the need for better firefighting capabilities by the Borough’s fire department. Private homeowners may elect to connect to the Borough water system. Construc- tion of the water mains throughout the Borough, which include the installation of fire hydrants, will ensure that every home in Saddle River will be no more than 1,000 feet from a hydrant.

In summary, despite the pressures of development and redevelopment over the past seven years since the Borough’s last Master Plan Re-Examination Report was adopted, Saddle River has taken steps to protect and maintain the high quality of life enjoyed by its residents. Although in the past year and a half such pressures have abated somewhat due to a severe economic and real estate recession, these pressures will certainly resume in the coming years as the economy improves, and as demand for new housing and businesses returns. It is the goal of this Master Plan Update to guide land use and zoning decisions intended to ensure that the existing community character of Saddle River is preserved and enhanced.

- 7 - CHAPTER 2. GOALS AND OBJECTIVES

The following are the goals and objectives of the Borough of Saddle River’s Master Plan Update:

Goal 1: Preserve the residential character of Borough

To preserve the existing bucolic, single-family residential character of the Borough, and the scenic local roadways which contribute to the high quality of life enjoyed by Borough residents.

Goal 2: Protect character of historic hamlet center

To protect the character and scale of the hamlet center through such methods as updated zoning regulations, historic district designation, landmark designation, design guidelines and other implementation measures outlined in the Saddle River Crossing Plan.

Goal 3: Provide access to open space for use as passive recreation

To provide passive recreational opportunities by implementing the mini-trail pedestrian system envisioned in the Saddle River Crossing Plan, and continuing to search for sites suitable for additional passive recreation space.

Goal 4: Encourage preservation of the appearance of the historic Saddle River Cross- ing Area

To preserve the historic appearance of the Borough’s hamlet business center (also referred to as “Saddle River Crossing Area”), and where applicable, historic landmarks outside the district where such properties have been so designated.

Goal 5: Preserve remnants of farming in Saddle River

To explore ways in which the few remaining parcels devoted to the production of agricultural products, and the sale of same, could be preserved well into the future.

Goal 6: Improve the quality and quantity of active recreation parks

To improve existing active recreation facilities and search for opportunities for additional active recreation facilities.

- 8 - Goal 7: Provide high-quality community facilities and services

To acquire property, where appropriate, for municipal purposes, including open space and parkland.

Goal 8: Protect and Safeguard the Saddle River

To protect the water quality and scenic and environmental qualities of the Saddle River.

Goal 9: Update regulations relating to land use

To revise and update the Borough’s zoning regulations to make them consistent with the Master Plan and existing land uses.

- 9 - CHAPTER 3. LAND USE

A. INTRODUCTION

As per the Municipal Land Use Law (NJSA:40:55D-28), the land use element of the master plan is required to not only identify and describe land uses, as well as the future land use plan for the community, but must also provide an inventory of natural conditions, including topography, soil conditions, drainage, floodplain areas, and other features.1 In addition, the plan must include policy statements indicating the relationship of the Borough Master Plan to the State Development and Redevelopment Plan, the master plan and solid waste management plan of the county in which it is located, and the relationship to the plans of adjoining municipalities. This information is provided in the following sections below.

B. EXISTING USES

The Borough of Saddle River is primarily a mature, affluent, large-lot single-family residential community, interspersed with public facilities and open space and parks, with a small historic locally- oriented commercial center or hamlet center located where East Allendale Road crosses the Saddle River, and a very small area devoted to a hotel and offices on the west side of Route 17 adjacent to Allendale (see Map 2, Existing Land Uses).

Table 3-1 below illustrates the predominance of the residential areas—which save all but a handful of parcels devoted to multi-family uses—consist of single-family homes on large lots. Residential uses comprise almost three-quarters of the land area in the Borough. Streets comprise about one- tenth of the area of the Borough. The remainder of the Borough’s land area—about 15% in all—is comprised of open space and farmland (2.6%), public/school and governmental uses (1.8%), with commercial uses (1.2%) and civic charitable uses (1.1%) accounting for the remainder.

1 Since the natural conditions of the Borough of Saddle River are an important underpinning of policies and recommendations related to conservation and open space preservation, these aspects of Saddle River are included in Chapter 7, “Conservation, Recreation and Open Space.”

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LO CUS T LA Borough of Upper Saddle River

DE S ER TRA T A I O C L RD KER N MAN Y RD D

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W A M W S . C HU R RCH D R D W ERI MUS E BRO A OK S O RD T LD W GLE O NW S ODS OOD A RD DR Borough of Waldwick D D D L S R E OS R CR R WE I O V R L R

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Office Civic/Charitable Borough of MILL RD Hotel Vacant Hillsdale Borough of Ho-Ho-Kus Mixed-Use 2,0001,000 0 2,000 ft Source: MOD IV Property Tax Data, NJDEP GIS Data, NJDOT GIS Data ¯

Map 2: Existing Land Uses 2010 Master Plan Update for the Borough of Saddle River

Phillips Preiss Grygiel 2010 Table 3-1 Existing Land Use- 2010, Borough of Saddle River, New Jersey

Description Acres Percent of Total Land Percent of Total De- in the Borough velopment Land in the Borough Residential 2409 75.9% 82.1% Commercial 37 1.2% 1.3% Public/ School/ Govern- 58 1.8% 2.0% ment Civic/ Charitable 36 1.1% 1.2% Open Space/ Parks/ 83 2.6% 2.8% Farmland Cemeteries 4 0.1% 0.1% Streets 308 9.7% 10.5% Total Developed Land 2,835 92.4% 100.0% Vacant Land 240 7.6% Total Land in Borough 3,175 100%

A more detailed description of each of these types of land uses is provided below.

1. RESIDENTIAL

Saddle River is a community comprised primarily of large-lot single-family residential areas, with lots of 2 acres or more, including some larger estate-like properties. Homes likewise range in size from more modest 4- or 5-bedroom homes in the 2,500 to 3,000 square foot range, with many being substantially larger, and all of a value significantly higher than the median for Bergen County and the communities to which it is adjacent.

The character and intensity of these residential areas in Saddle River is very well established, and only a few isolated lots and parcels are available for further subdivision. Much of the Borough’s housing stock dates back several decades—sometimes even centuries—but a significant proportion have been rehabilitated, updated and in many cases expanded over the last few decades. Another prevalent recent trend in residential development in Saddle River in the past decade has been “knockdowns”—the demolition of existing smaller homes and construction of new larger homes in their place. a. Single-Family Residential Areas

Single-family residences account for the majority of the land area devoted to residential uses in Saddle River, and are generally situated on parcels of 2 or more acres, per the zoning, with gener- ous setbacks between the dwelling and roadway. Substantial planting of trees and vegetative landscaping on residential properties and along roadways contribute to the Borough’s rural/suburban character.

- 12 - b. Multi-Family Residential

Townhouses—essentially attached single-family homes separated by common vertical walls—are a relatively recent phenomenon in Saddle River. There are seventy-six townhouse units located on Wolf Run and Perrin Place on a ±7.6 acre parcel in the Planned Unit Development (PUD) zone which is bounded by Route 17 on the east. Fifty-seven of these units are affordable family condominium units and 19 of the units are senior affordable rental units. There is also a 38-townhouse development on a 7.21 acre parcel on the southern side of Cameron Road to the east of Route 17 within the Burning Hollow subdivision.

There are also 68 luxury townhouses approved for development on a 23-acre portion of the former Tice property located on the border of Woodcliff Lake along County Road and Chestnut Ridge Road (Block 1202, Lots 5 and 6). The property abuts single-family homes on two acre lots in Saddle River and both residential and commercial development in Woodcliff Lake. The townhouse development, when constructed, will create a transition between the more intensive development that exists in Woodcliff Lake and the low density residential development in Saddle River. The density of the site will be slightly less than 3 units per acre.

2. NON-RESIDENTIAL

Non-residential uses in the Borough are located primarily in one of two locations: the hamlet center and the PUD zone adjacent to Route 17.

The hamlet center of Saddle River is located on both sides of East Allendale Road, mainly between East and West Saddle River Roads. It extends north of East Allendale Road along the east side of West Saddle River Road roughly to the northern boundary of 158 West Saddle River Road. From there it extends eastwards to the northern edge of the U.S. Post Office/Bank of America parking lot, to East Saddle River Road, and then eastwards to encompass the Public Safety Complex and Wan- dell School. On the south side of East Allendale Road, it encompasses those properties fronting on East Allendale Road between East and West Saddle River Roads. The hamlet is traversed by the Saddle River which flows in a southerly direction. Some water from the Saddle River flows into a narrow pond commonly referred to as the Barnstable Mill Pond north of East Allendale Road, before flowing under a bridge on East Allendale Road, breaking off into a number of streams on the south side of the road. The hamlet center contains a mix of retail, office and civic uses, as well as parks and open space.

The PUD zone which is a triangular tract of land bounded on the east by Route 17, on the south by Allendale Road and on the west by Boroline Road. The ±28 acre tract is divided into four lots with four separate use on each lot: affordable housing (on ±7.6 acres), an extended stay hotel (on ±7.76 acres), an assisted living facility (on ±3.85 acres) and an office building (±8.73 acres).

- 13 - a. Retail

There is one cluster of retail land uses within Saddle River, located to the north and south of East Allendale Road, generally between West Saddle River Road and East Saddle River Road. Retail uses north of East Allendale Road at West Saddle River Road are located primarily in a group of historic buildings that make up Barnstable Court, which includes the Saddle River Inn restaurant, a salon and yoga studio. Along East Saddle River Road in the hamlet center there is a more modern shopping center, known as the Colonial Shopping Center. The shopping center is comprised of a large building currently containing a deli, restaurant, real estate office, cleaners, veterinarian office, dentist, travel agent, barber shop, and nail salon, as well as a US Post Office Branch and bank located in a separate, smaller building to the north. There are only two major retail uses to the south of East Allendale Road; the Saddle River Hardware Store and Water Gardens, now known as Wa- terford Gardens. b. Hotels

The Residence Inn Saddle River Hotel is an all-suite extended-stay hotel located on a ±7.76 acre parcel on Boroline Road in the PUD zone adjacent to Route 17. The facility provides 174 suites, each with a fully-equipped kitchen. c. Office Uses

Office uses in the hamlet center include realtor offices, doctors’ offices, and interior design firms. They are located along the east side of West Saddle River Road, north of Barnstable Court. An exception is an office condominium complex called the Saddle River Commons, which is located on the south side of East Allendale Road, west of the Saddle River. It is designed as a series of smaller interconnected buildings and contains mostly professional offices such as law and doctors’ offices.

There is also a single large, modern, three-story office building located on a ±8.73 acre parcel within the PUD zone adjacent to Route 17. The building has approximately ±105,000 square feet of leas- able space. d. Institutional

Saddle River has a diversity of institutional land uses, ranging from governmental and educational facilities to houses of worship and civic uses. Saddle River has two large schools in the community: the public Wandell Elementary School on East Allendale Road and the private Saddle River Day School located on Chestnut Ridge Road. These schools are more fully described in Chapter 6, Community Facilities. In addition, the Trinity Day School, located at 96 East Allendale Road, offers a preschool program which includes child care and early childhood education.

- 14 - Governmental uses include Borough Hall, with Saddle River’s administrative offices, located in the heart the Borough’s hamlet center at 100 East Allendale Road. The Public Safety Complex and the Department of Public Works, are located diagonally across the road from Borough Hall at 83 East Allendale Road. Not far from these buildings is the Saddle River branch of the United States Post Office which is located in the Colonial Shopping Center at 175 East Saddle River Road.

There are two churches in Saddle River: the Zion Evangelical Lutheran Church located on East Al- lendale Road in the center of town; and Saint Gabriel’s Roman Catholic Church located at 88 East Saddle River Road south of the hamlet center. e. Health Care Facilities

There is an assisted living facility, known as the “Brighton Gardens,” located on a ±3.85 acre parcel on Boroline Road within the PUD zone adjacent to Route 17.

Villa Marie Claire, an estate donated to the Sisters of Saint Joseph of Peace in 1916 to support their charitable ministries, is located on a ±27-acre parcel at 12 West Saddle River Road. The 3-story mansion is proposed to be used as a 20-bed inpatient hospice by the Holy Name Hospital based in Teaneck, NJ. f. Parks, Open Space and Farmland

(i) Park and Open Space

A more complete inventory of parks and open space in Saddle River is provided in Chapter 7, Con- servation, Recreation and Open Space. Designated parks and open space represents only a small portion of the Borough’s land area. The ±24 acre Rindlaub Park located behind Borough Hall supports both active and passive recreation. Passive recreational parks include the ±0.3 acre Septem- ber 11th Memorial Park located at 76 East Allendale Road and the ±6.81 acre Ice Pond Park located at 184 West Saddle River Road. Other open space areas in Saddle River include the ±4.3 acre cemetery located behind Zion Lutheran Church.

Private open space and outdoor recreational facilities in the Borough include the ±10 acre Joe Jef- ferson Club at 29 East Saddle River Road which is a fishing club. The property includes a 1920s wooden clubhouse and a fishing pond. In addition to the public and private parks and open space in the Borough, some open space also exists on the Wandell School property and as active recreation fields on the Saddle River Day School property.

- 15 - (ii) Farmland

Similar to many communities in northern Bergen County, actively-farmed land has all but disap- peared from the suburban landscape. There are ±68 acres of land in the Borough classified as farmland. Among these is the Demarest Farm property located on Glenwood Road, a portion of which extends into Hillsdale. g. Vacant and Undeveloped Parcels

Saddle River has little vacant, undeveloped land remaining. Of the parcels which remain vacant, most are small and undevelopable, constrained by steep slopes, wetlands or other environmental or access constraints. However, there are several large parcels in the Borough which are “underdevel- oped”—that is, they contain only one single-family home. As the minimum required lot area permitted under current zoning is 2 acres, they have the potential to be subdivided into smaller lots. Those parcels in excess of 10 acres in size, i.e., those with the greatest potential for subdivision, are listed in Table 3-2.

Table 3-2 Parcels of 10 Acres or More with the Potential to be Subdivided, Borough of Saddle River, New Jersey

Parcel Acres 131 East Saddle River Road 10.4 Block 1607, Lot 21 East Saddle River Road 23.2 Block 1801, Lots 4 and 7 210 West Saddle River Road 10.0 Block 1101, Lot 20 Twin Brooks and Mill Road 23.0 Block 2101, Lot 21 Demarest Farms (Glenwood Road) 17.5 Block 2101, Lot 13

C. EXISTING ZONING

Saddle River’s zoning map differentiates land into one of 7 zones or districts in the Borough (see Map 3, Existing Zoning). Each of these zones, including the types of uses permitted and the major bulk standards which apply in each case, is briefly described below.

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LO CUS Borough of T LA Upper Saddle River

DEE S R TRAIL T O A RD CKE N RM A D Borough of Y N RD R

D D

WIL G Ramsey DWO O OD E RD O

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I D G R C R E O H D R L L O T CK M S L F E I TR OO A E L C H A T K G E D N F E O L E A E R O X D H N R T W G T R SA E W D G F M G L R E I LL E L A O R D N D R A I R B D T L M O

O T R R D D E O

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B O ID R-4 R R

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R ALGON QUIN TR E PUD L D HICKORY HILL RD

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T BER L ELD S E GEN B-1 A N DR E CO D UNT N H W Y 9 E 0 L A L Borough of Allendale W A T O-1 T R-2 S DE H N A ISO O E N DR R PEL B L N FARM I R E D G

T R DEN E IS A ON R R M MO D E. A H EGAN P TR O

R D W OOD DATE CLIF R LA F LA DO KE R G R N W D

O D D J O D A 1 D R 7 R O E L R-1 R R ID GE F E F CRE G ST E D R H CH I D RIS C TO R PH S D ER PL T R U

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T R O O R S C E E K M H L A D OAK C E C R R D SPR D G L U CE ST E L E R A UG N P WE D W J LYM STE Borough of E E P O R 1 INE UTH LY N TR R N 7 EE DR LA RD E D O D Woodcliff Lake N T D S O R . P Y S N. A CH W URC H G A RD D N I A D M N W I S . CH UR W R CH D RD WER IMU E S B A ROO S K R T OLD G D W LE S N OOD WOO R-3 A S RD D DR D

L E

I R V R

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O O O N A I K W D O W H O D C Borough of Waldwick L L E A E

B WIND CT B Zoning WEST T ST E PROSPEC R-1 Residential

TWI D W NB R RO O O K R K O D R-2 Residential O D

O F I R E B L

N D I R-3 Residential L W

A T R-4 Luxury Townhouse

PUD Planned Unit Development MILL RD Borough of Hillsdale B-1 Retail Business Borough of Ho-Ho-Kus O-1 Office

2,0001,000 0 2,000 ft Source: NJDEP GIS Data, NJDOT GIS Data ¯ Map 3: Current Zoning Map 2010 Master Plan Update for the Borough of Saddle River Phillips Preiss Grygiel LLC 2010 1. RESIDENTIAL a. Residential Zones

• R-1 Residential Zone. A majority of land in the Borough falls within the R-1 Residential zone. It requires a minimum lot size of 87,120 square feet (2 acres) and a minimum lot width of 200 feet. A majority of residential land in the Borough is located within the R-1 Residential Zone. Permitted uses include single-family detached dwellings and farms. Places of worship, schools, public buildings, and cultural institutions area permitted conditional uses in the R-1 zone. • R-2 Residential Zone. Only a small area of the Borough is located within this zone. It is mapped primarily for residential land located within Saddle River’s downtown area, both on West Saddle River Road, just north of East Allendale Road, and on East Allendale Road between West Saddle River Road and East Saddle River Road. This zone requires a minimum lot size of 11,250 square feet and a minimum lot width of 75 feet. Permitted uses are similar to that of the R-1 Residential Zone and include, but are not limited to, single-family detached dwellings, home professional offices, places of worship, and farms. • R-3 Residential Zone. There is only one small R-3 Residential Zone in the Borough, located to the west of New Jersey State Route 17 and adjacent to the Borough of Wald- wick. Permitted uses in this zone are single-family residences on a lot of 2 acres or more and townhouse residences on a minimum lot size of 5 acres. In addition to single-family residential detached houses and townhouses, offices and places of worship, as well as farms are permitted in this district. • R-4 Luxury Townhouse Zone. The R-4 Zone is located in the northeast corner of the Borough on the border of Woodcliff Lake. Permitted uses in the R-4 Luxury Townhouse Zone include luxury townhouses.

2. NON-RESIDENTIAL

• B-1 Business District. This district is mapped to the north of East Allendale Road between West Saddle River Road and East Saddle River Road in downtown Saddle River. This district currently permits restaurants, personal service stores, banks, offices, retail stores, public buildings, service stations and public utilities. The minimum lot size is 10,000 square feet with a minimum lot width of 75 feet. • O-1 Office Zone. Land on West Saddle River just north of East Allendale Road and land south of East Allendale Road between West Saddle River Road and East Saddle River Road are within the O-1 Zone. Businesses, professional offices, banking institutions and public buildings are permitted in the O-1 Office Zone. The minimum lot size is 10,000 square feet and the minimum lot width is 75 feet. • PUD Planned Unit Development. One parcel in Saddle River is located within the PUD Planned Unit Development Zone, mapped over a triangular parcel of land located on the

- 18 - west side of New Jersey State Route 17. East Allendale Road is located to the south and Boroline Road is located to its west. This zone requires a minimum lot area of 25 acres (for the entire development) and a minimum lot width of 500 feet is required for all other permitted uses. Permitted uses include, but are not limited to, single-family detached dwellings as regulated in the R-1 Zone (i.e. a minimum lot area of 2 acres and a minimum lot width of 200 feet), low- and moderate-income townhouses, market-rate townhouses, assisted living facilities, office and research uses, extended-stay hotels, medical offices, banks and other financial institutions, places of worship, and farms.

D. CONSISTENCY OF EXISTING USES WITH CURRENT ZONING

There is a very substantial degree of consistency between those uses which exist within Saddle River and the zoning districts within which they fall. A vast majority of the Borough is zoned R-1 Residential and R-2 Residential, which permits such uses as single-family homes, schools, churches and other uses typically found in Saddle River. The area of the Borough designated as R-4 Luxury Townhouse Zone is the site of a future 68-unit luxury townhouse development.

Office and retail uses have been effectively limited to the hamlet center in the O-1 Office and B-1 Business Zones. Other non-residential uses—a hotel and office uses—have been limited to the PUD Zone west of Route 17. Generally the existing uses within each of these zones do conform to the use requirements of the zone in which they are located. However, due to the permissiveness of some of the non-residential zones—the B-1 zone in particular—there is a possibility that inappropriate or undesirable uses which are not consistent with the land use character, scale and design of existing uses in this zone could be developed or redeveloped, to the detriment of the community.

Agricultural Uses in the R-1 Residential Zone

The portion of Demarest Farms which is located in Saddle River, Block 2101, Lot 13, located on Glenwood Road, is still actively farmed. While the main operations of Demarest Farm are located in the Borough of Hillsdale, the farm extends across the municipal boundary into Saddle River between Glenwood Drive to the north and Twinbrook Road to the south. The farm supports the farm market located on Wierimus Road in Hillsdale. Currently the portion of the Demarest Farm which is located in Saddle River is located in the R-1 single-family zone. However, it is deed-restricted to farming in perpetuity by virtue of its participation in New Jersey’s Farmland Preservation Program, where its development rights were purchased by the program. In recognition of this, the Master Plan recommends that a new Farmland Preservation zone be designation for this parcel.

Institutional Uses in the R-1 Residential Zone

Currently schools and houses of worship are permitted as a conditional use in all residential zones. To the extent that an application for development involving an existing school or house or worship (or a new school or house of worship) that would not be able to meet one or more of the conditional use standards, it would have to seek a “d” or use variance from the Zoning Board of Adjustment.

- 19 - Per the recommendations of the Saddle River Crossing Plan, schools would become a permitted use in the CG Crossing Governmental Zone.

E. SADDLE RIVER’S LAND USE PLAN

The Municipal Land Use Law requires the Land Use Element to “show the existing and proposed location, extent and intensity of development of land to be used in the future for varying types of residential, commercial, industrial, agricultural, recreational, educational and other public and private purposes or combination of purposes” (NJSA 40:55D28.2(b)).

As indicated in prior sections of this chapter, Saddle River is very much a fully developed community with very little vacant, developable land remaining. Of the vacant parcels which still exist in the Bor- ough, many are constrained by wetlands, floodplains or other factors that limit their future development potential. As such, the type, extent and intensity of development which would be permitted under the Saddle River Land Use Plan (shown as Map 4, Land Use Plan) are limited. Very little change or departure to the use or intensity of development in the Borough is anticipated or recommended under this Plan.

Note that the Land Use Plan does not identify public or institutional uses within a designation devoted solely to that specific use in the same way as residential or business or office zones do. Rather, uses such as schools, churches, parks, government buildings continue to be placed within zones whose principal uses are residential or office business or government, and whose primary ob- jective is to foster development of the primary permitted uses in that zone.

The land use designations in the Saddle River Land Use Plan are discussed in greater detail below. a. Farmland Preservation

Currently the portion of the Demarest Farm which is located in Saddle River (Block 2101, Lot 13) on Glenwood Rood is within the R-1 Residential Zone. However, it is deed-restricted to farming in perpetuity by virtue of its participation in New Jersey’s Farmland Preservation Pro- gram, where its development rights were purchased by the program. In recognition of this, a new Farmland Preservation designation is being applied to this parcel. b. Low-Density Single-Family Residential

These are residential uses in which the predominant use is detached single-family residential units on lots of two acres. This designation is coterminous with the current R-1 Residential Zone.

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LO CUS T LA

Borough of Upper Saddle River

DE S ER TRA T A I O C L RD KER N MAN Y RD D

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D WILDW G Borough of O O OD R E O D

W D Ramsey E R

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I D G RE C R O D H R R-1 L L O T C M K S L F I T E R O A E O L C H A T K G E D N F L D E E E O A O N R R R X W G H T T SA E E G W D M L F R G N IL O L I L A R E D D R

L A R B D T

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S R E GEN A N D E CO D R UNT N W Y 9 E H 0 L A L CG A W T T D R S E Borough of Allendale H A NI T SO E O N D N R R PE A LL N B FARM G R I E D G E

T CG H D R E E NIS A O O R N R RD M M R-AH E. T A K P R O A

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D N A W T OO DA DCL TER LA IFF L WE D AKE ST HIL OG RD N L R RD WO J D O D D 1 DR A R 7 E O R L R ID G F E F E CR E E G ST R H D D CH I RIS C T R O S PHE D R PL T R U

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T O R S R O

E E C H K M C L A D R-1 OA E C K D R RD SPRUC G L E ST E Borough of L E N R A U J W D

G P E W 1 LYM ST 7 E Woodcliff Lake E E PINE OUT RLY N TR H N EE L R R DR A D Y E D O A D T D

N W S O R P S. G N N I . CH URC D H N A RD I D

W A M W S . C HU R RCH D R D W ERI MUS E BRO A OK S O RD TH-2 T LD W GLE O NW S ODS OOD Borough of Waldwick A RD DR D

D D L S R E OS R CR R WE I V LO R E D

R T D R D U O R R O A L N K I D L I O W H O D R L L E A D D CT B WESTWIN W O P FP CT ST E PROSPE

TWIN D W B R ROO O K RD K O O Borough of D O F R I E B L N Hillsdale D I

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FP Farmland Preservation R-AH Affordable Housing Residential A T R-1 Low Density Single-Family Residential CG Crossing Government

R-2 Moderate Density Single-Family Residential CB Crossing Business MILL RD TH-1 Luxury Townhouse CO Crossing Office Borough of Ho-Ho-Kus TH-2 Townhouse PUD Planned Unit Development 2,0001,000 0 2,000 ft Source: MOD IV Property Tax Data, NJDEP GIS Data, NJDOT GIS Data ¯

Map 4: Future Land Use Plan 2010 Master Plan Update for the Borough of Saddle River

Phillips Preiss Grygiel LLC 2010 c. Moderate-Density Single-Family Residential

This designation is mapped over land which is currently within the R-2 Residential Zone, that is, those residential uses on the west side of West Saddle River Road close to the hamlet center in which the predominant use is detached single-family residential units on lots of a minimum of 11,250 square feet. Note that a portion of the R-2 Zone, that which is located on the south side of East Allendale Road, is proposed to be absorbed into a new Crossing Govern- ment designation and the new Residential—Affordable Housing designation. d. Luxury Townhouse

This designation is for the Tice property luxury townhouse project (Block 1202, Lots 5 and 6) which is located in the R-4 Luxury Townhouse Zone in the northeast corner of the Borough on the border of Woodcliff Lake. The zone permits townhouses at a density of 3 units per acre. e. Townhouse

This townhouse designation applies to the Burning Hollow development located to the west of New Jersey State Route 17 adjacent to the Borough of Waldwick which is in the R-3 Residen- tial Zone, and which permits townhouses at 5.3 units per acre (reflective of the developed density). f. Residential—Affordable Housing

Lots 7, 8 and 9 of Block 1607, currently in the R-2 zone, is designated as R-AH Residential Affordable Housing to accommodate a 15-unit family rental affordable housing project in Sad- dle River in accordance with the Borough’s 2008 Housing Element and Fair Share Plan. g. Crossing Government

Government, park and institutional uses in the “crossing area” or hamlet center such as the Zion Lutheran Church and cemetery, Borough Hall, Wandell School, the Public Safety Com- plex, and Rindlaub Park, are currently located in the R-1 and R-2 Residential zones. A new “crossing government” designation is recommended for this area which allows both residential and public uses per the recommendations of the Saddle River Crossing Plan. h. Crossing Business

- 22 - more specific list of retail uses are to be permitted to reinforce this area’s historic character and local orientation. This includes the following types of uses: food stores, restaurants providing table service, gift stores, florists, confectioners and ice cream stores, banks, travel agents, real estate offices, financial and insurance offices, professional offices, interior design and furniture stores, medical offices, dry cleaner drop-off and pickup establishments, and book stores. In addition, limited public uses should be permitted. Since this zone falls fully within the area recommended for inclusion in the Saddle River Center Historic District, a more appropriate designation, such as Crossing Business, is recommended. To prevent uses which would not be in keeping with its established historic character, scale and local orientation, certain other uses, such as automotive service stations, large drugstores, lumber and building supplies stores, auto parts and accessories stores, automobile sales and repair services, and large-scale amusement or entertainment uses such as movie theaters or bowling alleys, are to be prohibited. i. Crossing Office

The row of offices located to the north of Barnstable Court on the east side of West Saddle River Road, and the area south of East Allendale Road between West Saddle River Road and the eastern property line of Lot 6 of Block 1607 are designated as the “Crossing Office.” A slight amendment to the boundaries of this zoning district and a refinement in the list of permitted uses in accordance with the Saddle River Crossing Plan is recommended. j. Planned Unit Development (PUD)

This designation applies to parcels in the PUD Zone located on the west side of New Jersey State Route 17 between East Allendale Road on the south and Boroline Road on the west. Permitted uses include, but are not limited to, single family detached dwellings, low and moderate-income townhouses, market-rate townhouses, assisted living facilities, office and research uses, extended-stay hotels, medical offices, banks and other financial institutions, places of worship and farms.

F. CONSISTENCY WITH THE BERGEN COUNTY MASTER PLAN AND THE NEW JERSEY STATE DEVELOPMENT AND REDEVELOPMENT PLAN

RELATIONSHIP TO THE MASTER PLAN OF ADJACENT COMMUNITIES

The Borough of Saddle River shares a border with seven Bergen County municipalities, including the Borough of Allendale, Borough of Hillsdale, Borough of Ho-Ho-Kus, Borough of Ramsey, Borough of Upper Saddle River, Borough of Waldwick and Borough of Woodcliff Lake.

- 23 - Borough of Allendale

The Borough of Allendale borders Saddle River to the northwest. North of East Allendale Road, land use in Saddle River’s PUD Zone includes low- and moderate-income townhouses, the Brighton Gar- dens assisted living and Alzheimer’s care facility, a Residence Inn and office space. Land uses adjacent to Saddle River’s PUD Zone in Allendale are primarily industrial in nature, and are zoned E In- dustrial and EM Industrial/Multifamily. These uses are compatible with the non-residential uses in Saddle River’s PUD zone, but not as much with the residential development in Saddle River. South of East Allendale Road, land in Saddle River is entirely within the R-1 Residential Zone and uses are residential. In Allendale, land south of East Allendale Road is zoned for single-family residential uses, with the exception of the Allendale Nursery and Flower in Allendale. Overall, these land uses compliment the residential nature of adjacent development in Saddle River.

Borough of Hillsdale

Saddle River shares the southern portion of its eastern border with the Borough of Hillsdale. Saddle River is zoned and developed consistent with the R-1 Residential zoning. Land adjacent to Saddle River in Hillsdale is zoned R-1 Residential for single-family residential uses, and therefore is consistent with land uses in Hillsdale. In addition, Demarest Farms, based in Hillsdale, has farmland that spans the municipal boundary into Saddle River. This farmland is located generally between Glen- wood Drive and Twinbrook Road in the Borough.

Borough of Ho-Ho-Kus

Saddle River shares its southeastern border with the Borough of Ho-Ho-Kus. The land adjacent to Saddle River in Ho-Ho-Kus is zoned R-1 Single-Family Residential and abuts Saddle River’s R-1 Residential Zone. As such, the residential land uses observed in Ho-Ho-Kus are consistent with the residential land uses in Saddle River.

Borough of Ramsey

There is a very small portion of the Borough of Ramsey that abuts Saddle River. The easterly side of Route 17 on the northbound side in Ramsey is within the B-3 Highway Business Zone and developed with highway-oriented commercial uses. These uses are not compatible with the single-family uses that currently exist in the adjacent portion of Saddle River. Some of the associated adverse impacts from the commercial land uses could be avoided through the application of design measures meant to mitigate these impacts, such as appropriate buffering, vegetative screening and the use of cut-offs on light fixtures that reduce light spillover onto adjacent properties.

- 24 - Borough of Upper Saddle River

The Borough of Upper Saddle River lies to the northwest of Saddle River. Land on both the Saddle River and Upper Saddle River border is zoned and used for single-family residential uses, and therefore compliment one another.

Borough of Waldwick

The Borough of Waldwick borders Saddle River to the southwest. A majority of the land in Waldwick that is adjacent to Saddle River is zoned R-2 Single-Family, with a small portion being zoned R-1 Single-Family. In Saddle River, land use is almost entirely residential in this area, with the exception of the 26-acre Villa Marie Claire Hospice on West Saddle River Road. The Villa Marie Claire property has seen a number of charitable uses over the years, including a working farm for orphan boys, a parish school, a convent and a retirement community, among others. Because of its large land area and low-intensity residentially oriented use, the property’s use as a hospice has not negatively impacted the character of the community. Overall, the residential land uses in Saddle River are compatible with those in Waldwick.

Borough of Woodcliff Lake

The Borough of Woodcliff Lake borders Saddle River to the east. A majority of the land in Saddle River that is adjacent to Woodcliff Lake is zoned for single-family residential uses. A new townhouse development (in the R-4 Luxury Townhouse Zone) is slated to be built in the northeastern portion of the Borough near the municipal boundary. Most of the land in Woodcliff Lake that directly abuts Sad- dle River is zoned R-30 Low Density Residential. However, there is an AH-1 Affordable Housing Zone and R-8.5 High Density Residential Zone, and just beyond the R-30 and other residential zones small retail and business zones. This includes the SO-II Special Office Zone, which is developed with offices, a childcare center and assisted living facility and the EO Executive Office Zone, which is developed with the BMW headquarters and other corporate offices. There have been some adverse traffic impacts upon Saddle River from this office development.

BERGEN COUNTY PLANNING DOCUMENTS

Bergen County Master Plan

Bergen County’s last comprehensive Master Plan was formally adopted in 1962. The most recent Master Plan Land Use Element was adopted in 1973. Bergen County is currently working on the development of a new Master Plan, tentatively scheduled to be completed in 2010, which will pursue intergovernmental coordination among Bergen County municipalities in order to provide a regional framework for local planning issues. The Borough of Saddle River Master Plan does not conflict with the current Master Plan or other County plans. The Borough supports the effort of the new County Master Plan to coordinate and regionalize policies that effect intermunicipal relationships,

- 25 - especially with respect to traffic and circulation and transit improvements, but also in regard to fair share housing, utility provision, open space and conservation efforts and land use and economic development.

Bergen County Solid Waste Management Plan

The Bergen County Utilities Authority (BCUA) implemented an interim three-year solid waste management strategy in 2002, followed by an Updated Bergen County Solid Waste Management Amendment in December 2006, drafted in accordance with the Solid Waste Management Act (N.J.S.A 13:1E-20). These documents were reviewed and its policies and recommendations were taken into consideration in the preparation of this Master Plan Update. The Borough of Saddle River currently contracts all solid waste and recycling pickup to a private company.

THE NEW JERSEY STATE DEVELOPMENT AND REDEVELOPMENT PLAN

The State Development and Redevelopment Plan (State Plan) was adopted in March 2001 by the legislature of the state of New Jersey. Since that time, the State Planning Commission has issued a working Draft Final State Plan, which was intended to be adopted after a series of public hearings. The adoption process has been stalled for several years and the date of its adoption is uncertain. The State Plan is not a regulation, but a policy guide, and is meant to coordinate planning activities and development throughout the State. At the municipal level, master plans should be evaluated and modified to reflect the policies of the State Plan, as necessary.

The purpose of the State Plan is to “provide a balance between growth and conservation by designat- ing planning areas that share common conditions with regard to development and environmental features.” The State Plan Map indicates that Saddle River, along with virtually all of Bergen County, is located in the Metropolitan Planning Area, or Planning Area 1 (PA1). Characteristics of areas designated PA1 include having reached or are approaching build-out capacity, wherein redevelopment and infill will be the major form of new development in the future. Metropolitan Planning Areas possess existing infrastructure systems, such as sewer and water, that may be aging and/or at capacity; such areas also have ties to regional metropolitan areas such as New York and Philadelphia. Generally, the State Plan encourages growth and increased density, where appropriate, in PA1. Saddle River is not designated as a “center” by the State Plan, or a central place within a planning area where growth should be directed or contained. The 2009 Draft Final State Plan Policy Map for Bergen County does not indicate any revisions that are expected to substantially impact land use policies in this Master Plan Update.

The State Plan has a set of Statewide Planning Goals, stemming from the State Planning Act. The relationship of the Master Plan to these goals is described below:

- 26 - Goal 1: Revitalize the State’s Cities and Towns The Master Plan encourages reinvestment and the upgrading of retail uses within hamlet center and maintenance of the Borough’s housing stock that will complement Saddle River’s historic character.

Goal 2: Conserve the State’s Natural Resources and Systems Within the Borough, the Saddle River is designated as an “Environmentally Sensitive Planning Area”. As such, this Master Plan Update recognizes the importance of preserving the Saddle River and other natural resources and systems through the preparation of a Conservation, Recreation and Open Space Element and a Recycling Element. An overarching principle of this Master Plan Update is to promote balanced land use, including supporting sustainable development practices, encouraging stormwater management controls for new development and preserving the Borough’s open space areas.

Goal 3: Promote Beneficial Economic Growth, Development and Renewal for All Residents of New Jersey This Master Plan Update recognizes the importance of preserving existing historic resources, open space and community amenities in order to enhance quality of life in the Borough.

Goal 4: Protect the Environment, Prevent and Clean Up Pollution As stated in Goal 2 above, an overarching principle of the Master Plan Update is to promote a balance of land uses. In addition, the Borough adopted a Municipal Stormwater Management Plan in 2005 to manage and accommodate increases in runoff associated with future development and land use changes.

Goal 5: Provide Adequate Public Facilities and Services at Reasonable Cost The Community Facilities Element of the Master Plan Update assesses existing public facilities and services in the Borough and offers recommendations aimed at improving and enhancing access to these amenities.

Goal 6: Provide Adequate Housing at Reasonable Cost A Housing Element and Fair Share Plan has been prepared in compliance with COAH’s procedural and substantive regulations for the third fair share cycle (2004-2018).

Goal 7: Preserve and Enhance Areas with Historic, Cultural, Scenic Open Space and Recrea- tional Value The Historic Element of this Master Plan Update provides recommendations to assist and guide historic preservation efforts in the Borough. It provides an overview of important historic resources within Saddle River that can serve as a reference point for the Borough to increase awareness of the community’s historically important structures and sites. The Conservation, Recreation and Open Space Element identifies both existing open space and recreation resources in the Borough as well as potential future open space and recreation needs.

- 27 - Goal 8: Ensure Sound, Coordinated and Integrated Statewide Planning As evidenced by the analysis within this portion of the Land Use Element of the Saddle River Master Plan Update, the Borough is striving to be consistent with the New Jersey State Development and Redevelopment Plan, Bergen County planning policies and the planning policies of all municipalities adjacent to Saddle River.

- 28 - CHAPTER 4. CIRCULATION ELEMENT

A. INTRODUCTION

Saddle River’s bucolic nature is due in large measure to its narrow, tree-lined roadways, which contribute to a less harried, more rural sense of place and a high quality of life enjoyed by Borough residents. Saddle River benefits from having New Jersey State Route 17 traversing the western portion of the Borough, the Garden State Parkway proximate to the Borough’s eastern boundary, as well as having regional access to the New York State Thruway to the north. There are, however, limited convenient public transportation options available in the Borough, and generally residents must drive to adjacent municipalities in order to access public transportation. Like most suburban communities, walking and biking do not constitute a high percentage of trips within Saddle River. Pedestrian walkways are sporadic, and bikeways are nonexistent.

B. VEHICULAR CIRCULATION

The Borough has a hierarchy of roads that serve different functions. The reason for classifying roads in this manner is to establish a system of traffic flows, with primary arterials accommodating major regional flows, secondary arterials handling inter-municipal traffic as well as access to primary arterials, and collectors distributing traffic from local streets to the arterial system. Map 5, Roadway Classifications shows the road classifications in the Borough. These classifications are described below.

Saddle River is proximate to the Garden State Parkway, a primary arterial. The Garden State Park- way is under the jurisdiction of the New Jersey Turnpike Authority. It is a limited access, four-lane, divided, north-south freeway and carries interstate and intrastate traffic. The nearest exit ramp (northbound only) to Saddle River is in Woodcliff Lake at Exit 171, which leads onto Glen Road. The nearest access ramp to the Parkway is also provided at Exit 171 at Glen Road (southbound only).

Secondary arterials can generally be categorized as inter-municipal or sub-regional, and carry traffic that is shorter-range than the primary arterials. The streets in Saddle River which are classified as secondary arterials are as follows:

North-South New Jersey Route 17 New Jersey Route 17 is a state highway that runs through Bergen County, originating to the south of Saddle River on the border of the Town of Kearny in Hudson County and the Borough of North Ar- lington in Bergen County, and continuing north into New York State where it becomes New York Route 17. Route 17 serves as a major route to and from the George Washington Bridge (along with Route 4), the Lincoln Tunnel (along with Route 3 and the N.J. Turnpike) and the New York State Thruway in Suffern, New York (along with N.Y. State Route 17).

- 29 - UPP ER C ROS S RD

L OCU Borough of ST LA Upper Saddle River

Borough of Ramsey

DEE S R TRAIL T R O A D CKE N RM A D Y N RD R

D D

WIL G DWO O O E D RD O

R W

D E

H W

I D G R C R E O H D R L L O T C M S L K F I E TR O A E L C H O A T K G E D N F E O L E A E O R X D H N R T W G T R SA E W D G F M G L R E I LL E L A O R D D N R A B I R D T L M O

T O R R D D E O G A G L B EN O ID RD G

R R

L A R I

E A R

V U I Q D

A LGON E QUIN TR E L N

D ILL RD HICKORY H D S A T

D A

S T E E AS E D

T T AL A E

L W A EN O DA G LE R P

RD E T E Borough of Allendale BER L LD A

S E GEN A N DR E CO D R UNT N

W H Y 90 E K A L L W A W T T DE A H S N A ISO O N E DR Y R PEL B L N FARM I R E D G

T R DEN E IS A ON R R M MO D E. A HEGA P N TR O

R D W OOD DATE CLIF R LA F LA DO KE G RD R N W

O D D J O D A 1 D R 7 R O E L R R ID GE F E CR F G E ST E D R H CH I D RIS C TO R PH S D ER PL T R

N N

T R O O R S C E E K M H L A D OAK C E C R R D SPR D G L U CE ST E Borough of L E R A U N W D G P E W J LYM STE E Woodcliff Lake E P O R 1 INE UT LY N TR H R N 7 EE DR LA RD E D O D N T D S O R . P Y S N. A C W HU RCH A RD G D N I A D M N W I S . CH UR W R CH D RD WER IMU E S B A ROO S K R T OLD G D W LE S N OOD WOO A S RD D DR D

L E

I V R R

E D D Borough of Waldwick R T D D

R U R O

O O O N A I K W D O W H O D C L L E A E

B WESTWIND CT B

T ST E PROSPEC

TW D W INB R RO O O K R K O D O D

O F I R E Road Classification B L

D I

L W

A T Primary Arterial Borough of Hillsdale Secondary Arterial MILL RD Local Streets Borough of Ho-Ho-Kus Source: NJDEP GIS Data, NJDOT GIS Data 2,0001,000 0 2,000 ft ¯ Map 5: Roadway Classifications 2010 Master Plan Update for the Borough of Saddle River Phillips Preiss Grygiel LLC 2010 Direct access from properties within Saddle River which front on Route 17 is not generally provided, and therefore few of these properties developed historically as offices or retail establishments as is common in many other stretches of the roadway. Rather, land use within Saddle River along the Route 17 frontage is more residential in nature, and even the sole non-residential uses in the PUD zone do not have direct access to Route 17. There is one interchange of Route 17 within Saddle River, located at East Allendale Road.

West Saddle River Road (County Route 77) County Route 77, designated as West Saddle River Road within the Borough, is a north/south Ber- gen County roadway. The roadway begins to the south in Ho-Ho-Kus as Sheridan Avenue and travels northward, eventually passing through both Saddle River and Upper Saddle River, and continues into New York State as Shuart Road in Airmont, New York.

East Saddle River Road (County Route 75) County Route 75, designated as East Saddle River Road within the Borough, is a north/south Ber- gen County roadway. The roadway begins in Ridgewood and continues northward, traversing Ho- Ho-Kus, Saddle River and Upper Saddle River. In Saddle River, there is a break in East Saddle River Road where traffic must turn west to follow East Allendale Road for approximately one-quarter mile, where it then turns north, and continues in this direction into New York State. East Saddle River Road changes to County Route 73 when entering Rockland County, New York but maintains the name Saddle River Road until it terminates in Monsey, New York.

Chestnut Ridge Road (County Route 73) County Route 73 begins in Ho-Ho-Kus and travels north through Saddle River, where it is called Chestnut Ridge Road. Chestnut Ridge Road enters Woodcliff Lake (turning into County Road), and then turns east for approximately 0.3 miles, joining with its namesake (Chestnut Ridge Road) in the Village of Chestnut Ridge in Rockland County, New York.

East-West East Allendale Road (County Route 92) In Saddle River, East Allendale Road is the locus of many of the Borough’s civic facilities, including the municipal building and the Public Safety Complex. County Route 92 originates in Saddle River and generally runs east to west. The route is not a continuously running roadway, but rather is divided into three sections as it traverses the County. It is thought that at one time, the route was connected. The route terminates in the Borough of Hillsdale.

Woodcliff Lake Road (County Route 90) Bergen County Route 90, known as Woodcliff Lake Road in Saddle River, is an east to west running roadway that originates in Allendale. In the western portion of Saddle River, Route 90 is designated as East Allendale Road and in the eastern portion of Saddle River Route 90 turns east off of East

- 31 - Allendale Road, and is called Woodcliff Lake Road. After passing through Woodcliff Lake (and the Woodcliff Lake New Jersey Transit rail station), the roadway terminates in River Vale.

All other public streets are classified as Collector or Local roads.

There are a limited number of through roads or connector roads in Saddle River, and they consist primarily of the aforementioned County roads, as well as several of municipal roadways, including Upper Cross and Lower Cross Roads. Local or municipal roads in the Borough primarily serve the purpose of providing access to single-family homes in the Borough. Many are in the form of cul-de- sacs. While very little vacant land still remains in Saddle River, and no new roadways are expected to be built, some future subdivision of large parcels would most likely also be in the form of cul-de- sacs versus a through-street. There have been traffic calming initiatives in recent years, which has included the installation of speed humps on certain Borough roads.

There are several traffic lights located throughout the Borough, but they have been installed only on County roads. As a result, the County is responsible for maintaining all of the traffic lights within Saddle River. A new traffic light was recently installed at the East Allendale Road and Boroline Road intersection in response to greater housing densities in the PUD Zone west of Route 17. Addi- tionally, a four-way red flash signal has been installed at the intersection of Woodcliff Lake Road and Chestnut Ridge Road as a means of better controlling traffic flow at that intersection.

The County endorses a design standard in which the right-of-way (ROW) widths on all County- designated roadways would be ±66 feet. Such a wide right-of-way would allow the cartways of such roads to be widened to increase the capacity and speed of traffic on such roadways. The existing rights-of-way on County roads in the Borough, such as East Allendale Road, range from only 33 to 50 feet. This Master Plan Update recommends that the Borough explore options to designate the County roadways in the Borough as “scenic corridors.” The purpose of this designation would be to discourage the County from both widening the rights-of-way and altering the contours of such roads, thereby ensuring that the capacity and the speed of traffic traveling along these roadways is not increased. This would help to protect the existing character of these roads, which includes somewhat narrow, winding sections, resulting in slower traffic. Slower traffic contributes substantially to the rural nature and high quality of life in Saddle River as much as the presence of natural vegetation and beautiful homes which line these roadways. If possible, scenic corridor protection should be extended to all County roads in the Borough including East Allendale, Woodcliff Lake, Chestnut Ridge and East and West Saddle River Roads.

C. PUBLIC TRANSIT

Saddle River has few Borough-wide public transportation options and residents rely primarily on private vehicle use for both commuting to and for getting to and from school, shopping and leisure (see Map 6, Transit and Service Routes). Commuters traveling to and from employment destinations in

- 32 - Borough of UPPER CROSS RD Ramsey

Borough of LOCUST LA Upper Saddle River

DEER TRAIL RD ACKERMAN RD

WILDWOOD RD

ECKERT FARM RD

HIGH MEADOW RD

TOBOGGAN HILL RD RED ROCK TR COLTSFOOT GLEN

FOX HEDGE RD Borough of Allendale SAW MILL RD

TALL TREE LA

BOROLINE RD R t 1 7 Coach USA Route 17 & ALGONQUIN TR QUAIL RIDGE Allendale Avenue

D ELDEN DR Bus Stop R

E EAST ALLENDALE RD L A D WEST SADDLE RIVER RD N E L L CHARLDEN DR A HAWTHORNE TER T S

ESLER LA WEST GATE RD GATE WEST A NJ 17 E Allendale Train Station DENISON DR

BIG RAMAPO RD

MOHEGAN TR

TANBARK TR BERGEN COUNTY 90 DATER LA DOGWOOD DR

NJ 17

RIDGE CREST RD CHRISTOPHER PL

SCHEFFLER DR

OAK RD CHESTNUT RIDGE RD

CAMERON RD SPRUCE ST EUGENE DR WESTERLY RD PLYMOUTH LA PINE TREE DR Borough of

STONEWALL RD Woodcliff Lake S. POND DR N. CHURCH RD

ADAMS RD

W. CHURCH RD

WERIMUS BROOKWINDING WAY RD OLD FARMS RD EAST SADDLE RIVER RD OLD WOODS RD Borough of Waldwick

GLENWOOD DR

LOOKOUT DR Waldwick Train Station WESTWIND CT BALDWIN RD POWDERHILL RD E PROSPECT ST

Saddle Brook

WOODFIELD LA TWINBROOK RD

TWINBROOK RD

MILL RD Coach USA Lines, Route 17SF Borough of Ho-Ho-Kus

Coach USA Bus Stop Borough of Hillsdale NJ Transit Train Station NJ Transit Main/Bergen- Port Jervis Line Ho-Ho-Kus Train Station 2,000 1,000 0 2,000ft Source: FEMA, GIS Data 2008 ¯ Map 6: Transit and Service Routes 2010 Master Plan Update for the Borough of Saddle River Phillips Preiss LLC 2010 southern Bergen County, Hudson County and New York City can access New Jersey Transit commuter rail service in the Borough of Allendale, as well as limited private bus service in Saddle River.

New Jersey Transit Commuter Rail

The nearest New Jersey Transit rail station to Saddle River is located approximately 2 miles away in the Borough of Allendale at the intersection at West Allendale and Orchard Streets. Commuters travel on the Main and Bergen Line with service to Secaucus Junction and Hoboken. At Secaucus, access to Amtrak and NJ Transit provides access to regional destinations within New Jersey and to New York, Philadelphia and Washington, DC. From Hoboken, PATH trains and ferries provide service to midtown and downtown New York City. There is no local bus service at the train station.

Transfer to Midtown Manhattan and downtown Newark is possible from Secaucus Junction. Con- nections at the southern terminus in Hoboken are possible to the Jersey City waterfront by way of PATH service and the Hudson Bergen Light Rail as well as to Manhattan by ferry and PATH service. Connection to Manhattan has been improved by way of the Secaucus Junction transfer terminal, especially since the majority of rail commuters in the region serve the Manhattan job market.

Nine southbound trains depart from Allendale during the morning between 5 am and 9 am. Service between Allendale and Hoboken takes approximately one hour, followed by an additional 15 to 20 minutes on the PATH to Manhattan. Service to Manhattan Penn Station via transfer at Secaucus Junction takes approximately one hour from Allendale.

New Jersey Transit offers eight afternoon trains from Hoboken to Allendale between 4 pm and 8 pm. New Jersey Transit offers seven trains leaving after 8 PM, the last of which departs from Hoboken at 1:50 am. Train service is also provided on weekends, with 18 trains from Allendale to Hoboken and 18 trains in the opposite direction.

There are three commuter parking lots near the train station. The first lot, which is for Allendale residents only (permit parking), is located at Erie Plaza and Park Avenue. The second commuter parking lot is located at West Allendale Road and Myrtle Avenue, and offers parking permits to both Al- lendale residents and non-residents. The third commuter lot offers long- and short-term parking options for residents and non-residents, and is located at West Allendale Road and Myrtle Avenue.

Bus Routes

Coach USA, a private bus company, operates commuter bus service, also known as the Short Line Bus Network, from Saddle River to the Port Authority Bus Terminal in Midtown Manhattan. Service via Route E292 originates in Mahwah and makes one stop daily at 6:45 am en route to New York at East Saddle River Road and East Allendale Road in Saddle River. Return service via Route 293 is

- 34 - also available once per day during the evening commute, departing the Port Authority Bus Terminal at 5:45 pm and arriving in Saddle River at 6:26 pm.

No bus service is provided by New Jersey Transit in Saddle River at this time.

D. PEDESTRIAN WALKWAYS AND BIKEWAYS

There are very few pedestrian walkways and bikeways in Saddle River. The Saddle River Crossing Plan recommends the creation of mini-trail pedestrian system which focuses on providing walkways and trails along the Saddle River and integrates areas of natural resources alongside the River with the retail, office and civic uses in the area. The intent of the trail system is to enhance residents’ and shoppers’ enjoyment of the Saddle River, while providing for safe pedestrian crossings between these areas. Some of the major roads in the downtown area of Saddle River are provided with pedestrian sidewalks while others are not. There are no designated bikeways in Saddle River. Intro- duction of sidewalks and bikeways in Saddle River would be difficult from and engineering perspective because of the proximity of many historic buildings to the roadway. Such sidewalks could also detract from the rural character of the Borough. Moreover, the narrow rights-of-way, winding and steeply-graded roads and the long distance to civic and shopping facilities from individual homes would discourage many, particularly schoolchildren, from using such sidewalks. While biking as a form of exercise and leisure is encouraged along Saddle River roads, the same conditions mentioned above would make it difficult and somewhat dangerous to designate bike-only lanes along any of the Borough’s roadways.

However, this Master Plan Update recommends that bike routes, but not separate bike lanes, in the Borough be explored.

- 35 - CHAPTER 5. UTILITY SERVICE ELEMENT

A. WATER SUPPLY

Water supply for a majority of homes in Saddle River comes from privately-owned on-site wells. Wells in the Borough generally range from 100 to 400 feet in depth, with more shallow wells located in the valley areas of the Saddle River. The New Jersey Private Well Testing Act, N.J.S.A. 58:12A- 26 et seq. (PWTA) requires that when properties with certain types of drinking water wells are sold or leased, the well water must be tested for certain contaminants. PWTA requires homes in Bergen County to be tested for total coliform bacteria, fecal coliform bacteria (E-coli), nitrate, iron, manga- nese, pH, volatile organic chemicals (VOCs), lead, arsenic and mercury.

The Borough currently has a potable water system servicing certain areas of the Borough, such as the PUD development in the northwest section of Saddle River adjacent to Route 17. The Borough purchases water from United Water New Jersey to meet the needs of the municipal potable water system. United Water draws its water supply from a number of sources, and maintains four reservoirs from which Bergen County customers receive a majority of their water: Oradell, Woodcliff Lake and Lake Tappan reservoirs in Bergen County, and Lake DeForest in Rockland County, New York. Treated water may also come from United Water Jersey City, United Water New York, the Park Ridge Water Department, the Passaic Valley Water Commission, the Ridgewood Water Department or the North Jersey District Water Supply Commission. Saddle River’s downtown area, where the Borough municipal buildings and other limited retail and office uses are located, is also currently served by municipal water.

Saddle River owns the water mains and infrastructure throughout the Borough, but has a service contract with United Water to maintain and repair the system. The Borough has explored utilizing wells to provide water to the municipal water system in the past, but has decided to continue purchasing water from United Water as a means to ensure that water distributed through the municipal system meets water quality standards as outlined by the New Jersey Department of Heath.

Saddle River has been expanding the water system along County roads in an effort to provide Bor- ough-wide fire protection and to make water available to private homes throughout the municipality. Installation of water mains along all County roads was completed in 2009 (see Map 7, Water Mains and Fire Hydrants). The expansion of municipal water was, in part, precipitated by well contamination in some parts of the Borough. Private homeowners may elect to hook into the municipal water system. This Master Plan Update recommends that this expansion continue.

- 36 - UPPER CROSS RD

LOCUST LA

STONY RIDGE RD ACKERMAN RD

WILDWOOD RD Pleasant Brook

WAREWOODS RD HIGH MEADOW RD COLTSFOOT GLEN

ECKERT FARM RD FOX HEDGE RD

FREDERICK DR

TALL TREE LA

TOBOGGAN HILL RD

BOROLINE RD

ALGONQUIN TR QUAIL RIDGE Wandell Brook Saddle River NJ 17 HICKORY HILL RD

EAST ALLENDALE RD SADDLE RIVERWEST RD

D R E ELDEN DR L A D ESLER LA N WEST GATE RD GATE WEST HAWTHORNE TER E L L A T S DENISON DR A Packer Brook E PELL FARM RD

BIG RAMAPO RD DENISON RD E. MOHEGAN TR Ec ker t Br ook BERGEN COUNTY 90 DATER LA DOGWOOD DR

NJ 17

E RIDGE CREST RD

D I

R CHRISTOPHER PL T

U SCHEFFLER DR

C OAK RD CAMERON RD SPRUCE ST

EUGENE DR PLYMOUTH LA WESTERLY RD PINE TREE DR Saddle River ok ro STONEWALL RD B St Gabriel Brook S. POND DR ls rie N. CHURCH RD ab ADAMS RD t G in Sa W. CHURCH RD WINDING WAY WERIMUS BROOK RD

E A OLD WOODS RD GLENWOOD DR S T

S A D

L E

I V E R

LOOKOUT DR

BALDWIN RD WESTWIND CT BEECHWOOD DR

E PROSPECT ST

Water Mains TWINBROOK RD WOODFIELD LA

Wiermus Brook

Fire Hydrant TWINBROOK RD

Streams MILL RD

Lakes

Sources: Spence Engineering: NJDEP Stormwater Regulations Saddle River Pipe Discharge, 2007; 2,000 1,000 0 2,000 ft Panex Engineering: Water Main Distribution, 2008; Fire Hydrant Location Map, 2002

Map 7: Water Mains and Fire Hydrants 2010 Master Plan Update for the Borough of Saddle River Phillips Preiss Grygiel LLC 2010 B. SANITARY SEWER

Saddle River relies primarily on septic systems to manage and treat domestic sewage. In many parts of the Borough there are no connections to the sewer mains. For the most part, the Borough is not responsible for the maintenance of sewer-related infrastructure. The relatively dense residential development in the PUD Zone west of Route 17 is served by sanitary sewers that connect to the Borough of Allendale. The Hollows townhouses and Villa Marie Claire are connected to the Wald- wick sewer system. Saddle River operates a small pumping station in this area. Some residences south along Mill Road in Saddle River are connected to the public sewer system in the Borough of Ho-Ho-Kus, and development on Tice Boulevard is connected to the sewer system in the Borough of Woodcliff Lake. There are no future plans to expand sewer connections in the Borough.

C. STORM DRAINAGE

The collection and disposition of stormwater runoff in the Borough of Saddle River is provided for through a system of detention basins and ponds (see Map 8, Stormwater River Discharge), and includes the following:

• Eckert Farm Detention Basin is located on Eckert Farm Road • PUD Detention Pond and Water Quality Basin is located between Boroline Road and Route 17. • Burning Hollow Detention Pond is located east of Eugene Road. • Heritage Pond is located south of East Allendale Road between Mohegan Train and Haw- thorne Terrace.

The Borough does not own any of these detention basins or ponds, which were created by ease- ment. All maintenance and repair of the basins and ponds remains the responsibility of the owners.

An increasing number of streams in New Jersey have been designated as Category-1 (C-1) waterways by the NJDEP, especially those that provide drinking water and important habitat for threat- ened and endangered species, as well as popular recreation fish such as trout. However, currently there are no waterways in Saddle River which are designated C-1. Rather, all of the waterways within the municipal boundary are designated as general surface waters (FW2). NJDEP classifications also indicate if a waterway is suitable for trout production and maintenance. Saddle River waterways include:

• The Saddle River, which runs from East Allendale Road to North Municipal Boundary, as well as that portion which runs from East Allendale Road to South Municipal Boundary. • Wandell Brook, which is a tributary to the Saddle River, North of East Allendale Bridge. • Packer Brook, which is a tributary to the Saddle River located in the eastern part of the Bor- ough.

- 38 - Pleasant Brook

PUD Detention Basin

Wandell Brook Saddle River

Heritage k o Pond ro B r e k c a P

Eck ert B rook

Mill Pond

Saddle River ok ro B Burning Hollow ls rie Saint Gabriel Brook Detention Basin ab t G in Sa

Mill Race Pond

Westwind Pond

Stormwater River Discharge Wiermus Brook

Non-trout waters

Trout maintenance waters

Lakes

Sources: Spence Engineering: NJDEP Stormwater Regulations Saddle River Pipe Discharge, 2007; 2,000 1,000 0 2,000 ft Panex Engineering: Water Main Distribution, 2008; Fire Hydrant Location Map, 2002

Map 8: Stormwater Distribution System 2010 Master Plan Update for the Borough of Saddle River Phillips Preiss Grygiel LLC 2010 • St. Gabriel’s Brook, which is a tributary to the Saddle River that has its origins in the northeast area of the Borough. • Wiermus Brook, which has its origins in the eastern area of the Borough. • Eckert Brook, which is a tributary to the Saddle River with origins in the western area of the Borough and is the outflow from Heritage Pond. • Heritage Pond, which is on-stream with the Eckert Brook. • Mill Pond, which is on-stream with Saint Gabriel’s Brook. • Mill Race Pond, which is located in the southerly limits of the Borough. It is a spring/ ground water-fed water body and has an outflow to the Saddle River. • Westwind Pond, which is located in the southerly limits of the Borough. It is a ground water fed water body with no inflow or outflow source.

Flooding and stream bank erosion problems have been documented at several locations throughout the Borough. During storm events, Saddle River’s stormwater flow increases due to impervious surface runoff, causing overtopping of the riverbank, localized flooding and erosion along the river’s length. Many culverts throughout the Borough were not designed to handle peak volume flows and tend to clog and experience flow problems during such events. In response, the Borough has been reviewing the possibility of replacing certain culverts throughout the municipality to alleviate such flooding problems. In addition, the lack of curbs throughout the Borough exacerbates erosion along roadways during storm events, leading to increased sedimentation and diminished water quality in area waterways.2

The Saddle River Department of Public Works (DPW) is responsible for the general maintenance of culverts throughout the Borough, but contracts with an outside contractors to undertake culvert repairs when damage from storm events is substantial.

The Borough’s Municipal Stormwater Management Plan was prepared in March 2005 and was last revised in November 2007; the plan has been deemed complete by the NJDEP. Saddle River has received a Tier A permit from the NJDEP and is in compliance with municipal stormwater management rules. As part of its stormwater management initiative, Saddle River has identified and mapped the locations of stormwater inlets throughout the Borough; inlets can be used to identify the location and source of contaminants entering a waterway. Pipe discharges were also located and mapped as a means of detecting illicit connections to Borough pipes (i.e. water discharging from the pipe during dry conditions would indicate an illicit connection).

Saddle River has adopted several ordinances associated with stormwater management and preservation of water quality, including Chapter 180, Stormwater Runoff; Chapter 181 Stormwater Man- agement for Major Development; and Chapter 183, Soil Relocation. These ordinances are intended to preserve surface water quality, prevent erosion, preserve habitat for fish and other wildlife, and

2 Refer to Saddle River’s 2005 Municipal Stormwater Management Plan (revised through 2007) for additional information regarding the Borough’s strategy for addressing stormwater-related impacts.

- 40 - increase groundwater recharge, among other things. The ordinances require cover plates for catch basins as a means to keep out trash and other debris, as well as markings on curbside storm drains indicating that water drains directly into area waterways. The Borough has been incrementally installing face plates on catch basins during repaving and other major reconstruction projects. The Borough’s stormwater management plan also calls for the use of rain gardens and other retention basins that can serve to increase groundwater recharge rates, which is of great importance in Sad- dle River as a majority of residents rely on on-site private wells as a source of potable water.

D. ELECTRICITY AND NATURAL GAS

Electrical power and natural gas are provided to Saddle River by both Rockland Electric Company and Public Service Electric and Gas (PSE&G). PSE&G is a regulated public utility company that dis- tributes gas and electricity to approximately three-quarters of New Jersey’s population.

E. TELEPHONE

Telephone lines in the Borough are owned, operated and maintained by Verizon. Verizon is the largest local telephone service operator in the United States.

F. CABLE TV AND INTERNET ACCESS

Cablevision is the cable television provider of service to the Borough. Cablevision provides cable television service to a number of communities throughout New York and New Jersey. Utilizing cable infrastructure, Cablevision also provides high-speed cable broadband internet service. Verizon provides satellite television service in the Borough; Verizon’s high-speed internet and fiber-optic high- speed Internet service, FiOS, is currently available to some residents in the Borough.

- 41 - CHAPTER 6. COMMUNITY FACILITIES PLAN

The location of Saddle River’s community facilities, which include schools, the DPW, the Municipal Building and the Public Safety Complex, is shown in Map 9, and described below.

A. SCHOOLS

The public school system in Saddle River is administered by the Saddle River Board of Education, and serves grades pre-kindergarten through 5. There is one public school facility in the Saddle River School District—the Wandell Elementary School, located at 97 East Allendale Road. Saddle River students in grades 6 through 8 attend Eric Smith Middle School in Ramsey, and can attend either Ramsey High School in Ramsey or Northern Highlands High School in Allendale, both of which serve grades 9 through 12 (see Table 6-1: Inventory of Public School Facilities Serving Sad- dle River Students).

Table 6-1 Inventory of Public School Facilities Serving Saddle River Students

School Name Grade Level Address School Board Wandell Elementary School Pre-K-5 97 East Allendale Road, Saddle River Saddle River Eric Smith Middle School 6-8 73 Monroe Street, Ramsey Ramsey Ramsey High School 9-12 265 East Main Street, Ramsey Ramsey Northern Highlands High School 9-12 298 Hillside Avenue, Allendale Northern Highlands Source: Borough of Saddle River Board of Education

There have been no substantial changes in the distribution of students by grade since the 2004- 2005 school year, with the exception of the addition of a half-day pre-kindergarten program in the 2006-2007 school year. Overall enrollment in the district has remained stable during this time period. The school enrollment data indicates that the district is unlikely to have to accommodate a substantial increase in enrollment over the next several years because of the established nature of Saddle River’s residential population. See Table 6-2: School Enrollment by Grade for detailed information on school enrollment in the Borough.

Table 6-2 School Enrollment by Grade

Grade 2004/05 Percent 2005/06 Percent 2006/07 Percent 2007/08 Percent 2008/09 Percent Half-Day Pre-K - - - - 23 10% 19 8% 19 8% K 30 15% 31 15% 30 13% 38 16% 38 16% 1 36 18% 32 15% 33 15% 42 18% 42 18% 2 33 17% 37 18% 33 15% 30 13% 30 13% 3 32 16% 33 16% 36 16% 33 14% 33 14% 4 42 21% 33 16% 36 16% 32 14% 32 14% 5 26 13% 41 20% 33 15% 39 17% 39 17% Total 199 100% 207 100% 224 100% 233 100% 233 100% Source: New Jersey Department of Education

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2,0001,000 0 2,000 ft Source: NJDEP GIS Data, NJDOT GIS Data ¯ Map 9: Community Facilities 2010 Master Plan Update for the Borough of Saddle River

Phillips Preiss Grygiel LLC 2010 Enrollment at the Wandell School is currently at 233 students. During the late 1990s and early 2000s, enrollment in the Saddle River School System decreased somewhat, to a low of 161 students in the 2001-2002 school year. Since that time the student population has increased steadily, with the largest increase observed in 2002-2003 (25 additional students or an approximately 13% growth in enrollment). As noted above, the increase in student enrollment in the 2006-2007 school year can be attributed in part to the addition of a half-day pre-kindergarten program at the Wandell School. While enrollment has consistently grown since the 2003-2004 school year, the growth rate has become relatively stable (excluding the 2006-2007 school year, when the pre-kindergarten program was added). For additional information on Saddle River’s student enrollment profile, see Ta- ble 6-3: Ten Year Enrollment Profile.

Table 6-3 Ten Year Enrollment Profile

K-5 Percent Year Number Change 1998/99 179 - 1990/00 177 -1.13% 2000/01 168 -5.36% 2001/02 161 -4.35% 2002/03 186 13.44% 2003/04 196 5.10% 2004/05 199 1.51% 2005/06 207 3.86% 2006/07 224 7.59% 2007/08 230 2.61% 2008/09 233 1.29% Source: New Jersey Department of Education

The per-pupil cost to educate a student in the Saddle River School System for the 2008-2009 school year was $18,484, down slightly from $18,538 in the 2007-2008 school year. In the 2006- 2007 school year, costs per pupil were approximately $1,000 less than in the 2007-2008 school year ($17,492). Saddle River’s 2008-2009 per pupil cost of $18,484 is significantly higher than the state average of $12,195 for schools that serve grades K-6. The current school budget is $8,190,836.

Saddle River Day School Saddle River Day School is a private co-educational school that serves grades kindergarten through 12. Founded in 1957, Saddle River Day School’s facilities are located at 147 Chestnut Ridge Road. The school is comprised of the Lower School for students grades kindergarten through 5, the Mid- dle School for students grades 6 through 8, and the Upper School for students grades 9 through 12. Total enrollment at Saddle River Day School is currently 304 students, most of whom live in nearby communities in Bergen and Rockland Counties, but also with students from Essex and Passaic Counties.

- 44 - B. DEPARTMENT OF PUBLIC WORKS

The Borough of Saddle River Department of Public Works (“Operations”) consists of three full-time staff members and a seasonal part-time staff member in the summer. The Borough hires outside contractors for snowplowing, street paving and other roadwork, garbage pickup and recycling, tree work, and street sweeping. DPW’s responsibilities include maintaining Borough parks and municipally-owned buildings. DPW maintains the grounds and mechanical systems of the municipal building, the field house in Rindlaub Park and Saddle River Museum. The DPW also maintains and cleans the interior of the fire house and police headquarters, as well as the grounds of the Wandell School. Major structural and construction work on Borough buildings, such as demolition or asbes- tos remediation, is contracted out and coordinated through the Borough Engineer’s office.

The DPW’s facilities include one office, one four-bay garage and one two-bay garage for storage of items such as equipment and holiday decorations. DPW equipment includes four pickup trucks and seven ride-on pieces of equipment (i.e. mowers, off-road vehicles).

In the future, DPW may provide additional services to the Wandell School. DPW has indicated that it is operating at the limit of its current staffing levels in order to complete the existing workload.

C. POLICE

The Saddle River Police Department is located at 83 East Allendale Road and occupies one-half of the Public Safety Complex. It employs 18 uniformed police officers, as well as four full-time communications officers and two part-time staff members (see Map 9, Community Facilities). Of the uniformed policemen, there is one police chief, two lieutenants and one full-time juvenile resource detective. There are always at least two patrolmen and one sergeant on each shift; officers work three 12-hour days, followed by several days off, and shifts are either from 7am to 7pm or 7pm to 7am.

The Department’s facilities are almost 20 years old, but have been well-maintained through the years and remain in good condition. The facility has two holding cells, a record room, squad room, locker room, utility room, communications room, two garages for parking vehicles, one storage garage, and a security garage where prisoners are driven in and brought into the station. The De- partment has 10 vehicles: 1 Expedition truck that is due to be replaced next year; 3 unmarked cars; 5 marked patrol cars; and 1 vehicle for the police chief. The video and communications system for Saddle River police vehicles has recently been updated, including a new repeater (radio) system and more technologically advanced equipment.

When an emergency call is made in Saddle River, the call goes to a regional 911 call center in Mahwah. The call is then forwarded to the Saddle River main desk where it is received by a communications officer, who dispatches the appropriate police, fire, EMS or emergency management response. The Department sends officers to respond to all emergency calls, including fire, medical and emergency management.

- 45 - The crime rate for the Borough in 2008 was 3.7 crimes per 1,000 residents, which is lower than the observed rates for all municipalities located adjacent to Saddle River. The crime rate observed in Saddle River is well below the state average of 26.3 crimes per 1,000 residents. The Department has a ratio of 210 residents per officer, which is indicative of higher policing levels than that of all municipalities located adjacent to the Borough. See Table 6-4: Saddle River & Vicinity Crime Rates and Policing Levels below for more detailed information on crime and policing in Saddle River.

Table 6-4 Saddle River & Vicinity Crime Rates and Policing Levels Crime Rate per Police 2007 Estimated Residents Municipality 1,000 Officers Population per Officer Saddle River 3.7 18 3,784 210 Upper Saddle River 5.8 18 8,483 471 Woodcliff Lake 9.3 18 5,939 330 Hillsdale 7.2 20 9,908 495 Ho-Ho-Kus 7.7 16 4,037 252 Waldwick 11.5 17 9,506 559 Allendale 16.5 14 6,618 473 Washington Twp. 4.2 22 9,581 436 Source: New Jersey State Police, 2008

The Saddle River Police Department is a member of Multiple Agency Resource Sharing (MARS), wherein member departments send police officers and other resources to municipalities in emergency situations. Resources that are not otherwise available to the Department can be obtained in this way should they be needed, such as a K-9 unit or a helicopter. The Department is also part of the Bergen County Mutual Aid Agreement, in which the police departments from the seven municipalities contiguous to Saddle River respond in emergency situations should the Borough require additional manpower. As part of the Mutual Aid Agreement, officers from other Bergen County police departments that are not adjacent to Saddle River can also be called in to assist as needed. The Department is involved in the Bergen County Rapid Deployment Team and the Urban Area Se- curity Initiative (UASI), which was started by the U.S. Department of Homeland Security in 2003 to prepare for, respond to, and mitigate certain types of terrorist events. UASI is meant to promote a regional, cooperative strategy to increase security and carry out the aforementioned homeland security goals.

The Police Department has a school resource officer that provides a drug awareness and prevention program developed by the New Jersey State Police schools. This program is provided to the Wandell School, Saddle River Day School and Allendale High School. Police-sponsored programs for the schools also focus on burglary and crime prevention and boosting students’ self-esteem. The resource officer has shared office space in the Wandell School.

Overall, the Department is adequately staffed and does not foresee a need for additional officers or civilian staff members in the near future.

- 46 - D. FIRE

The headquarters of the Saddle River Fire Department is located in the Public Safety Complex at 83 East Allendale Road, adjacent to the police department and makes up the other half of the Pub- lic Safety Complex. Established in 1912, the Department is made up of approximately 35 members. The fire chief is elected on a yearly basis. There is also a Borough fire official that ensures compliance with the New Jersey Uniform Fire and Construction Code.

The four paid fire personnel are generally on call Monday through Friday during regular business hours and additional fire coverage is provided by volunteers, many of whom live in nearby municipalities. When there is an emergency, volunteers are alerted and those that are available respond. Volunteers are not on-call during a specific day or time period.

The fire department is a member of the Northwest Bergen Mutual Aid Association, which consists of fire companies from 13 towns, and was established as means to provide and receive fire assistance to and from neighboring communities. Fire coverage in Saddle River is provided through the North- west Bergen Mutual Aid Association, particularly during weekends and outside of regular business hours.

The fire department facility has a meeting room, lounge, kitchen, office for the fire chief and a five- bay garage for the fire vehicles. The Department has four trucks, three pumpers and one tanker. The Department also has two chief vehicles. See Table 6-5: Inventory of Saddle River Fire De- partment Equipment for more details on the Department’s firefighting apparatus.

Table 6-5 Inventory of Saddle River Fire Department Equipment Unit Number Description Year Tank Size Pump Engine 1131 3D/American LaFrance 1999 1000 gal./2-50 gal. foam tank 1500 gpm Engine 1132 3D/American LaFrance 1999 1000 gal./2-50 gal. foam tank 1500 gpm Engine 1133 Pierce Dash Pumper 1991 500 gal. 2000 gpm Engine 1134 Kenilworth Super Tanker 1989 Hale Single Stage Source: Saddle River Fire Department Study, 2007; Saddle River Fire Department

The fire department receives approximately 150 calls per year. It is estimated that approximately 60% of these calls are false alarms set off by steam, cooking or contractors, among others. The Department’s average response time is approximately 5 to 6 minutes during the day and 11 to 15 minutes during the night. The Borough has been installing fire hydrants throughout Saddle River as a means of providing water for firematic purposes. The Department has provided training sessions at Borough Hall regarding installing sprinkler systems in homes. Recently, the New Jersey Depart- ment of Community Affairs approved the adoption of the 2009 International Building Code which took effect February 1, 2010 with a six-month grace period. This Code requires that fire sprinklers be installed in all new construction of single and two family residences, as well as townhomes up to three stories in height.

- 47 - A report entitled Saddle River Fire Department Study was prepared by Dr. Harry Carter in 2007 to assess the capabilities and needs of the Saddle River Fire Department. More information and recommendations regarding the Saddle River Fire Department can be found in this report.

E. EMERGENCY MEDICAL SERVICES

In 1997, it became clear that EMS response in Saddle River had become more difficult to staff. This was an issue that many municipalities have in the past and are continuing to struggle with. The Borough recognized the situation and set out to resolve it.

Four Borough employees serve in the Saddle River Fire Department. In 1997, the Borough implemented the Fire Department 1st Responder Program. This is a program where firefighters received medical training in order to provide medical response for the community. The Fire Department 1st Responder Group works closely with the Allendale Volunteer Ambulance Corps to provide timely response for medical emergencies in the Borough. The EMS Mutual Aid Group supplements Allen- dale when needed. This response comes primarily from Upper Saddle River, Ramsey and Ho-Ho- Kus.

There is a Valley Hospital Advanced Life Support (ALS) satellite unit based in Saddle River, which is a Mobile Intensive Care Unit (MICU) that offers emergency medical coverage 24 hours a day, 7 days a week. MICUs are essentially “emergency rooms on wheels”, and are staffed by physicians and trained advanced life support personnel, such as paramedics and nurses. MICUs serve a fairly large geographic area in the region and it is possible MICU staff could be responding to a medical emergency elsewhere in the region when an emergency situation arises in Saddle River.

Valley Hospital Paramedics do not transport patients, but rather continue care upon arrival at the scene of the emergency. ALS interventions provided by MICU staff may include advanced airway management, intravenous lines, medications, defibrillation or cardioversion, advanced cardiac life support, and pediatric life support. If ALS interventions are necessary, treatment will be initiated by paramedics or en route to a local hospital. Patients under paramedic care are then transported to Valley Hospital or another local hospital for continued treatment. If ALS interventions are not needed, patients will be released to the local ambulance EMTs for transport.

F. OFFICE OF EMERGENCY MANAGEMENT

The office of Emergency Management is staffed by a volunteer Emergency Management Coordina- tor and two Deputy Coordinators, the Borough Police Chief and Borough Administrator. The Local Emergency Management Planning Committee serves as a resource for the Office of Emergency Management by providing varied expertise in specialty functions covered by the Office of Emer- gency Management.

- 48 - Each time a multi-agency response to an emergency is required, the Office of Emergency Manage- ment is notified and activated in order to foster cooperation and coordination with the Unified Com- mand Structure established to mitigate the emergency situation.

Currently the Borough Hall is utilized as the emergency operations center. The Borough is seeking to upgrade and expand the Borough Hall. This expansion would need to incorporate the Office of Emergency Management function requirements for security and operability.

G. BISHOP HOUSE

The Bishop House is located at 176 East Saddle River Road and is listed on the National Register of Historic Places. The structure, also known as the Ackerman-Dewsnap House, was built in 1835 and was last occupied by the Bishop family. The Borough purchased the house and property from the Bishop family in 1980 with the intention of expanding the adjacent municipal property. After a fire damaged the municipal building during the early 1980s, Bishop House temporarily housed the municipal offices.

Today the Bishop House is used as a meeting place for community organizations, such as the PTA, as a museum for Saddle River memorabilia, as a gallery for local cultural exhibits and as an historical site for student groups.

The Bishop House Foundation, Inc. was established to restore and maintain the Bishop House. It is a non-profit organization administered by a Board of Directors. The home is owned by the Borough of Saddle River and leased to the Bishop House Foundation, Inc. for one dollar a year. Because the Bishop House has been found to have underlying foundation problems, the Borough may put the house back under its auspices in the future as a means of carrying out necessary repairs.

This Master Plan Update recommends that a feasibility study be prepared which investigates, analyzes and makes recommendations for accommodating additional municipal and civic functions at the Bishop House.

H. SADDLE RIVER MUSEUM

The building which is now the home of the Saddle River Museum is located at 88 East Allendale Road. This Master Plan Update recommends that additional improvements necessary to transform the small structure on the property into the Museum be undertaken. The mission of the Saddle River Museum is to acquire, preserve, and make available to the public, artifacts and records pertaining to the history of Saddle River and the surrounding Saddle River Valley area.

I. 66 EAST ALLENDALE PROPERTY

66 East Allendale Road, the property located at the intersection of Saddle River Road and East Al- lendale Road (Block 1607, Lot 1) has been acquired by the Borough. This property is being re-

- 49 - served for future municipal purposes and will accommodate part of the Saddle River Crossing trail system. As a key gateway property into the Saddle River Crossing Area or hamlet center of Saddle River, this property’s function and aesthetics are of particular concern. This property could also serve as an alternate entrance to Rindlaub Park.

J. BOROUGH HALL

The Saddle River Borough Hall is located at 100 East Allendale Road and currently houses the administrative offices of the Borough. The current facilities are outdated and inefficient. This Master Plan Update recommends that the Borough renovate the existing building to modernize and update the facilities.

K. 159 EAST SADDLE RIVER ROAD

The Master Plan Update recommends that the Borough acquire the single family home at 159 East Saddle River Road (Block 1607, Lots 12 & 43) which is located adjacent to both Borough Hall and Rindlaub Park, for municipal uses. This house’s location would make it particularly suitable for temporarily accommodating the Borough’s municipal offices while renovation and expansion of Borough Hall takes place. Once the improvements to Borough Hall are completed, the house should be demolished in order to enhance the entrance to Rindlaub Park.

- 50 - CHAPTER 7. CONSERVATION, RECREATION & OPEN SPACE

A. NATURAL CONDITIONS IN THE BOROUGH OF SADDLE RIVER

Natural conditions and physical characteristics have played an important role in shaping the development of the Borough of Saddle River. However, to the extent that the community is almost fully developed, few completely natural and undisturbed areas remain. Nevertheless, the overall topography of the community, the soil type and depth, drainage and flooding characteristics and wetlands will continue to have an impact on the location and form of development in the Borough.

1. Geology, Soils and Drainage

The Natural Resource Conservation Service (NRCS) soil maps classify the majority of Saddle River as the Wethersfield soil series (see Maps 10, Soil Series and Maps 11, Soil Types). The Wethers- field soil series are found primarily in the eastern and western upland portions of the Borough and consist of well drained loamy soils that formed in dense glacial till. Permeability in this soil type is moderately rapid to moderate in the upper layers of the soil profile and becomes slow to very slow in the substratum; surface runoff ranges from negligible to high. In the valley portion of the Borough, soils consist primarily of the Fluvaquents, Dunellen, Haledon and Udorthents soil series. Fluva- quents are found adjacent the Saddle River and other Borough waterways, and are frequently flooded. Having been formed in recent alluvial deposits, or soils that were deposited and/or shaped by water in a non-marine setting, these soils are subject to erosion and often shift from one location to another. Soils in the Dunellen series are often found along stream terraces and are well drained. Within Saddle River, these soils are generally found upland of fluvaquents, which line Borough streams. Udorthents are soils that have been disturbed by development and other human activities. These soils have typically been cut and filled and the natural soil footprint has been disrupted, resulting in varied soil permeability. Other less represented soils series throughout the Borough include Carlisle, Hasbrouck, Pascack, Riverhead, and Wethersfield.

According to the New Jersey Geological Survey, the most prevalent underlying geology within the Borough of Saddle River consists of Netcong Till. Almost the entire upland portion of the Borough is consistent with this deposit. Reaching depths of as much as 120 feet in the region, till is generally defined as poorly sorted unstratified soil consisting of mixed sand, clay, gravel and boulders. These sediments were likely deposited by glacial ice or by sedimentary flows from glacial ice during the late Wisconsinan Ice Age from the Wallkill and Hudson Valleys and from the Hudson Highlands.

The most diverse geologic portion of the Borough can be found proximate to the Saddle River. The Saddle River consists primarily of Post-Glacial Alluvial and Stream Terrace deposits of sand, silt, gravel and other sediment typical of stream beds. Alluvial deposits are generally less than 10 feet thick, while Stream Terrace deposits can be as great as 40 feet thick. There are also Late Wis- consinan Glacial Delta and Lake Wisconsinan Glaciofluval Plain deposits adjacent to the Saddle

- 51 - Borough of Upper Saddle River Borough of Ramsey

Borough of Allendale

Borough of Woodcliff Lake

Borough of Waldwick

Carlisle Riverhead Dunellen Udorthents Fluvaquents Wethersfield

Haledon Urban land Borough of Hillsdale Hasbrouck Water Borough of Ho-Ho-Kus Pascack Source: NJDEP GIS Data, NJDOT GIS Data 2,0001,000 0 2,000 ft ¯ Map 10: Soil Series 2010 Master Plan Update for the Borough of Saddle River Phillips Preiss Grygiel LLC 2010 UR DuuC

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Soils 2,0001,000 0 2,000 ft Source: NJDEP GIS Data, NJDOT GIS Data ¯ Map 11: Soil Types 2010 Master Plan Update for the Borough of Saddle River Phillips Preiss Grygiel LLC 2010 River. Glacial Plain deposits, typically found on plains, were deposited by glacial streams during the Late Wisconsinan Glaciation, the last major advance of glaciers in North America, and consist of sand, pebble, cobble, gravel and minor silt. Glaciofluval Delta deposits can be found adjacent to the Saddle River in the southern portion of the Borough. These deposits consist of sand, pebble, cobble and minor silt and were deposited in deltas and other ice-contact landforms in glacial lakes during the Late Wisconsinan Glaciation. There is an Alluvial Fan deposit located in the downstream portion of St. Gabriel’s Brook where it approaches the Saddle River. These deposits typically form at the mouth of a fast-moving stream where it flattens and slows down, and contain small amounts of organic matter and consist of sand, silt, pebble, cobble and gravel.

In terms of drainage, the composition of Netcong Till allows sufficient water permeability. However, as a result of the mixed consistency of till, some portions of the deposit are more permeable than others. Sand and gravel deposits found in the vicinity of the Saddle River are highly permeable soils that are conducive to drainage.

2. Topography

The Borough of Saddle River’s topography generally consists of a series of ridges and valleys oriented in a north-south direction. Elevations range from approximately 100 feet above sea level in the valley portions of the Borough at the Saddle River, and up to 410 feet above sea level in the northeasterly corner of the Borough. The easterly ridgeline rises to elevations of around 350 feet above sea level, with some higher peaks that reach 400 feet or greater. In the northwestern portion of the Borough, maximum elevations are observed at around 330 feet.

Some portions of the Borough have slopes that are greater than 15%, which for land use purposes are classified as “steep slopes.” Steep slopes can be found along the two ridgelines that extend generally north to south in the Borough. Approximately 12% of the Borough, or 365 acres, is considered to be steeply sloping lands. See Map 12, Topography, Borough of Saddle River Topographic Map, for a detailed review of the Borough’s physical characteristics.

3. Wetlands and Floodplains

The majority of wetland areas in the Borough are associated with its major watercourses: the Saddle River, Wandell Brook, Eckert Brook, Packer Brook, Saint Gabriels Brook and Wierums Brook, as well a small portion of Pleasant Brook located in the northwestern portion of the Borough which flows from Upper Saddle River. However, NJDEP wetlands maps also highlight additional wetland areas in the southwestern portion of the Borough proximate to Route 17. Beginning at the Route 17 interchange with East Allendale Road, these non-contiguous wetlands extend generally south of Christopher Place to Overlook Road and Pine Tree Drive (see Map 13, Wetlands).

- 54 - 1,000 0 1,000 ft Source: USGS Park Ridge Quadrant, 1995

Map 12: Topography 2010 Master Plan Update for the Borough of Saddle River Phillips Preiss Grygiel LLC 2010 UPP ER C ROS S RD

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Borough of Hillsdale MILL RD Borough of Ho-Ho-Kus Wetlands 2,0001,000 0 2,000 ft Source: NJDEP GIS Data, NJDOT GIS Data ¯ Map 13: Wetlands 2010 Master Plan Update for the Borough of Saddle River Phillips Preiss Grygiel LLC 2010 Other critical environmental areas within the Borough are delineated on Federal Emergency Man- agement Agency (FEMA) maps. Floodplains are identified on Map 14, Floodplains (see also Map 15, Waterways). These flood areas in the Borough represent the 100- and 500-year floodplain limits of the Saddle River. Certain stream areas and small water bodies do not have their flood hazard areas delineated. In these undetermined areas, development may also be limited due to potential flooding.

The FEMA maps exhibit areas subject to flooding proximate to the Saddle River, running north to south through the Borough. The 100- and 500-year floodplain extends onto portions of Lower Cross Road in the southern portion of the Borough between West Saddle River Road and East Saddle River Road; West Saddle River Road between Pine Tree Drive and Raiff Road; East Allendale Road between West Saddle River Road and East Saddle River Road; and along East Saddle River Road north of East Allendale Road and south of Bayberry Drive. In addition, the 100- and 500-year floodplain is proximate to West Saddle River Road, particularly south of East Allendale Road. The Bor- ough experiences flooding problems, generally during large storm events, which leads to localized flooding, streambank erosion, overtopping of the Saddle River and culvert flow capacity problems, exacerbating upstream flooding.

All Saddle River streams are classified as Category 2 (C2) waterways; there are no streams within the limits of Saddle River that are classified by the NJDEP as Category 1 (C1) waterways. While all water resources in the state are protected, it is accepted that some water quality degradation of C2 waterways may be necessary based on a “social or economic justification”, as deemed appropriate by the NJDEP. In almost all cases, C1 waterways are afforded more protection than C2 waterways.

In accordance with N.J.A.C. 7:14A-25A Municipal Stormwater Regulations, and in effort to properly mitigate impacts on environmentally sensitive lands and streams within Saddle River, the Borough completed a Municipal Stormwater Management Plan in March 2005. (That plan is incorporated by reference into this Master Plan Update.) The Plan specifically addresses “groundwater recharge, stormwater quantity and stormwater quality impacts by incorporating stormwater design and performance standards for new major developments, defined as projects that disturb one or more acres of land or increasing impervious surface by one-quarter acre”.

4. Environmental Commission

In 1974 the Mayor and Council of the Borough established the Environmental Commission of the Borough of Saddle River for “the protection, development and use of natural resources, including water resources, located within the territorial limits of the Borough.”

A major responsibility of the Commission is the monitoring and management of the Saddle River itself. This includes helping to control point and non-point sources of pollution within the Borough (as well as upstream of the Borough), regulation of water flow and maintenance

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2,0001,000 0 2,000 ft Source: FEMA, GIS Data 2008, NJDEP GIS Data, NJDOT GIS Data ¯ Map 14: Floodplain 2010 Master Plan Update for the Borough of Saddle River Phillips Preiss Grygiel LLC 2010 Pleasant Brook

PUD Detention Basin

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Sources: Spence Engineering: NJDEP Stormwater Regulations Saddle River Pipe Discharge, 2007; 2,000 1,000 0 2,000 ft Panex Engineering: Water Main Distribution, 2008; Fire Hydrant Location Map, 2002

Map 15: Waterways 2010 Master Plan Update for the Borough of Saddle River Phillips Preiss Grygiel LLC. 2010 of water quality of the Saddle River. While regulation of wetlands, floodplains, state open waters, etc. is the purview of the New Jersey Department of Environmental Protection, the Environmental Commission also has the responsibility to monitor and advise the Planning and Zoning Boards and Borough Council on applications for development that have the potential to negatively impact the water quality and flow of the River, or which detract from its appearance or use as a local scenic and recreational resource.

Another mission of the Environmental Commission is to encourage the preservation of natural vegetation, especially mature trees within the Borough. To that end, the Borough is making an application for “Tree City” status as part of its commitment to preserve mature trees in the community. It is recommended that the current regulations of the Borough be reviewed to determine whether additional regulations or strengthening of the existing tree preservation regulations are needed. Aside from discouraging or preventing an inordinate number of trees from being removed, the Borough should study whether tree replacement regulations should be added, and that the “clear cutting” of stands of native mature trees is prohibited unless it is absolutely unavoidable.

B. BOROUGH RECREATION AND OPEN SPACE

The Borough of Saddle River’s current open space inventory includes approximately 24 acres of active and passive recreation space maintained by the Borough Department of Public Works (DPW). Based on Saddle River’s 2008 estimated population of 3,791 persons, this equates to 6.33 acres of open space per 1,000 residents. The National Recreation and Park Association (NRPA) has established standards and guidelines by which to evaluate the quality and adequacy of parkland available to residents within a municipality. In general, the NRPA recommends that communities provide between 6.25 to 10.5 acres of open space per 1,000 persons. Thus, the amount of open space in Sad- dle River falls in the lower range recommended by the NRPA for local communities.

Below is a list of the existing land owned by the Borough and utilized for open space and recreation in Saddle River. The location of these areas is shown on Map 16, Parks and Open Space and Map 17, Saddle River Crossing Plan.

(1) Rindlaub Park - 23.7 acres (located south of East Allendale Road and west of East Saddle River behind the Borough Hall Complex) - Active facilities: two tennis courts, three baseball diamonds, playground equipment - Passive facilities: paved walking loop. - Other: “Snack Shack” concession stand.

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A T Parks and Open Space Public Borough of Ho-Ho-Kus MILL RD Private 2,0001,000 0 2,000 ft Source: MOD IV Property Tax Data, NJDEP GIS Data, NJDOT GIS Data ¯

Map 16: Parks and Open Space 2010 Master Plan Update for the Borough of Saddle River

Phillips Preiss Grygiel LLC 2010

(2) Memorial Park - 0.29 acres (located at 76 East Allendale Road) - Other: September 11th Memorial

(3) Ice Pond Park - 6.8 acres (located at 184 West Saddle River Road) - Passive recreation park with pond for ice skating, weather permitting

(4) Saddle River Crossing Pedestrian Trails (to be implemented) - Located in Saddle River’s Hamlet Center along East Allendale Road between West and East Saddle River Roads - Passive facilities: The trail system has been mapped. Funding and implementation are pending.

C. BOROUGH RECREATIONAL NEEDS

In addition to the fact that the Borough contains only slightly more than the minimum amount of open space recommended by the NRPA, there are several issues related to the present provision of parks and recreation space in the Borough that should be recognized.

The active recreation fields at Rindlaub Park are heavily used. Acquisition of additional active recreation fields would help alleviate the wear and tear on the Rindlaub fields. The snack shack in Rindlaub Park looks dated and needs upgrading. The snack shack should better reflect the existing architecture in the Borough, particularly the Saddle River Crossing area. Access and parking at Rindlaub Park is a problem. Traffic access is afforded by means of a narrow, winding road, which only allows one-way in and one-way out, and parking is limited. An alternate route into and out of the Park is needed. Acquisition of the adjacent property (Block 1607, Lots 12 & 43) would provide for direct and substantially improved access off East Saddle River Road. A remote lightning warning system is needed in the school fields because it is difficult to hear the warning system at Rindlaub Park.

In order to meet the present and future open space and recreational needs of the community, the following properties or areas of the Borough were identified for possible acquisition and development.

- 63 - D. 66 EAST ALLENDALE ROAD

66 East Allendale Road, which is located at the intersection of Saddle River Road and East Allen- dale Road (Block 1607, Lot 1), is being acquired by the Borough for future municipal purposes. A portion of the property will accommodate part of the Saddle River Crossing trail system. This property could also serve as alternate entrance to Rindlaub Park.

E. INDIAN ROCK

Indian Rock, an historic resource in the Borough, is situated on a portion of a 23-acre property located at 16 Twin Brooks Road (Block 2102, Lot 6). The possibility of providing public access to In- dian Rock should be explored in the future.

F. 159 EAST SADDLE RIVER ROAD

The Master Plan recommends that the Borough acquire the single family home at 159 East Saddle River Road (Block 1607, Lots 12 & 43) which is located adjacent to both Borough Hall and Rindlaub Park for municipal uses. The house could provide space for municipal offices during the renovation of the Borough Hall. In addition, the property could be used to help alleviate limited parking and access to Rindlaub Park.

G. PARCEL ON SISTERS OF SAINT JOSEPH OF PEACE PROPERTY

The Master Plan recommends that the Borough approach the Sisters of Saint Joseph of Peace to use a portion of their ±27 acre property at 12 West Saddle River Road (Block 2002, Lot 1) as a small, active recreation field.

- 64 - CHAPTER 8. HISTORIC PRESERVATION

A. INTRODUCTION3

Saddle River is home to many extant historic structures some dating back to the early 19th Century and many of which are fine examples of vernacular American architecture including commercial, industrial and residential typologies. Development pressures have placed many of these buildings at risk of demolition or inappropriate alterations which could jeopardize their historic integrity.

Several historic building surveys have been conducted in Saddle River throughout the years, including the Historic American Buildings Survey (1930s); the Bergen County Stonehouse Survey (1978); and the Bergen County Historic Sites Survey (1979-1985) sponsored by the Bergen County Office of Cultural and Historic Affairs. Properties included in the County survey were chosen after a review of previous historic sites inventories, local histories, and historic maps; after consultation with local his- torians and after visual inspection of all properties.

In 1979, when Bergen County began its county-wide survey of historic and architectural properties, the Saddle River Historic Committee (SRHC) contacted the survey staff. The SRHC, formed in 1967, was a committee appointed by the mayor that developed and organized files on local history. Committee members became increasingly interested in historic preservation, motivated by the loss of several historic buildings to development. The SRHC requested that Saddle River be inventoried and that a multiple resource application to the State and National Historic Registers of Historic places be prepared. The Saddle River survey conducted in 1983-84 was a joint effort of the County and SRHC. The survey was submitted to the NJ Department of Environmental Protection Office of Cultural and Environmental Services and formed the basis of the State and National Register application. The Saddle River Multiple Resources Area including the Saddle River Center District and other individual properties were listed on the State and National Resister of Historic Places in 1986.

The Saddle River Center District contains 27 principal historic buildings in addition to accessory buildings, such as barns and corncribs, and six non-historic buildings. The district includes a mix of residential and commercial buildings. The district’s boundaries were determined by the concentration of historic buildings around the junction of East Allendale Road and West Saddle River Road. According to the application to the State Register of Historic Places, ‘while other historic buildings exist near the district, modern intrusions adjacent to the district’s boundaries prevent architectural continuity that is necessary for a larger traditional district’. The district was bounded by the on the east by the east bank of the Saddle River, although the Borough parkland on both sides of the river in the southern section of the district was included. The west property line of properties abutting the west side of West Saddle River Road served as the district’s west boundary. Eckert Brook formed

3 A brief history of the Borough of Saddle River can be found in Chapter 1 of this Master Plan Update. Much of the introduction to this Historic Preservation Element is excerpted from the Saddle River Crossing Plan (2009) which has been adopted and is incorporated by reference into this Master Plan Update.

- 65 - the south boundary and the northern property lines of 170 and 171 West Saddle River Road formed the north boundary.

The Saddle River Master Plan (1990) reiterated much of what was reported in the multiple resource listing application and included a list and map of extant historic buildings in the Borough, including properties contained in the Saddle River Center Historic District and properties identified by the His- toric Sites Survey Committee. The 1990 Master Plan made recommendations for individual landmarks, as well as for an historic district in the hamlet center.

In 2007 the Borough Council authorized the Landmarks Commission (the “Commission”) to review the 1990 survey of historic resources in Saddle River to determine which resources from the 1990 list were still extant and, if so, still retained sufficient historic integrity to be worthy of local designation as an historic resource. In addition, the Commission investigated whether there were any resources not previously identified which should be considered for local historic designation. The results of this survey are listed below.

The Saddle River Crossing Plan, adopted in February 2009, and incorporated by reference into this Master Plan Update, made recommendations for those buildings in the hamlet center which should be included in an historic district, referred to as the “Saddle River Center Historic District.” Design guidelines for alterations or additions to buildings within that district, and modifications to the Bor- ough’s existing historic preservation ordinance which are listed below were also included in the Crossing Plan.

In the following section of the Historic Preservation Element, the goals and purposes of historic preservation and the existing historic preservation ordinance are briefly described and summarized. This element also makes recommendations for modifications to the local historic preservation ordinance including providing criteria for the local designation process, how designated sites are to be protected, and lists sites and buildings which should be included in the Saddle River Center Historic District, as well as those sites and buildings outside of the historic district which should be considered for historic landmark designation.

B. GOALS AND OBJECTIVES OF HISTORIC PRESERVATION IN SADDLE RIVER

The overall goal of the Historic Preservation Plan Element of the Saddle River Master Plan is to provide the basis for the Historic Preservation Ordinance of the Borough (Chapter 125 of the Saddle River Code), and for preserving the historic appearance of buildings in the Saddle River Crossing Area, and where applicable, individual properties which have been so designated.

- 66 - C. LANDMARKS COMMISSION

The Landmarks Commission of the Borough of Saddle River, established by the Historic Preserva- tion Ordinance, consists of seven members. Members must be residents of Saddle River and may not hold any other municipal office while serving on the Commission. The Commission must be comprised of at least one person who is knowledgeable in the following subject areas: building design and construction; architectural history; and local history. Members are appointed by the mayor and serve for three-year staggered terms.

The powers and duties of the Commission are stated fully in Section 2 of the Historic Preservation Ordinance, and include:

(1) Prepare and adopt a Landmarks Designation List and Landmarks Map.4

(2) Make recommendations to the Planning Board on the historic preservation plan element of the Master Plan and on the implications for preservation of historic sites of any Master Plan elements.

(3) Advise the Planning Board on the inclusion of historic sites in the recommended capital improvement program.

(4) Advise the Planning Board and Board of Adjustment on applications for development pursuant to N.J.S.A. 40:55D-110.

(5) Provide written reports, pursuant to N.J.S.A. 40:55D-111, on the application of the Zoning Or- dinance provisions concerning historic preservation.

(6) Hear and decide applications for certificates of appropriateness pursuant to this ordinance hereof.

(7) Amend, from time to time, as circumstances warrant, the Landmarks Designation List and Landmarks Map.

(8) Collect and disseminate material on the importance of historic preservation and techniques for achieving the same.

(9) Advise all municipal agencies regarding goals and techniques of historic preservation.

4 The Landmarks Commission completed such an inventory in 2007, which has been incorporated into this Element of the Master Plan Update (see Table 8-1).

- 67 - (10) Adopt and promulgate regulations and procedures as are necessary and proper for the effec- tive and efficient performance of the duties herein assigned.

Criteria utilized in the 2007 survey of properties which were to be considered for historic landmark designation were derived from Saddle River’s current Historic Preservation Ordinance, which are as follows:

Any real property, such as a building, structure, ruins, foundation, route, trail, place or object, including but not limited to a cave, cemetery, burial ground, camp or village area, or a natural object(s) or configuration, geological information or feature:

(1) Of particular historic, cultural, scenic or architectural significance to the Borough of Sad- dle River and in which the broad cultural, political, economic or social history of the nation, state or community is reflected or exemplified; (2) Identified with historic personages or with important events in the main current of national, state or local history; (3) That shows evidence of habitation, activity or the culture of prehistoric man; (4) That embodies a distinguishing characteristic or an architectural type valuable as representative of a period, style or method of construction; and/or (5) That represents a work of a builder, designer, artist or architect whose individual style significantly influenced the architectural history of the municipality; or is imbued with traditional or legendary lore.

An historic district which is worthy of protection and preservation is defined in the ordinance as “a definable group of Tax Map lots, the improvements of which, when viewed collectively, represent a significant period(s) in the architectural and social history of the municipality and, because of their unique character, can readily be viewed as an area or neighborhood distinct from surrounding portions of the municipality or have a unique character resulting from their architectural style.”

D. INDIVIDUAL PROPERTIES WHICH SHOULD BE CONSIDERED FOR HISTORIC LAND- MARK DESIGNATION

To date, the Borough of Saddle River has not officially designated any individual properties as historic landmarks, nor has it designated any historic districts. However, based on the Historic Preser- vation Commission’s review of earlier surveys, the following sites in the Borough are deemed worthy of designation as historic landmarks. Table 8-1 provides a listing of their characteristics. Map 18, Individual Properties Which Should Be Considered for Historic Landmark Designation, indicates their location. The numbers on the map coincide with the numbers listed in Table 8-1. A more detailed description of these properties, and the basis upon which the Commission has recommended their designation, is provided in Table 8-1.

- 68 - Note that such actual historic designation can only be carried out by the Borough Council, and must be carried out according to the procedures set forth in Section 4 of the Borough’s Historic Preserva- tion Ordinance (§ 125-4), which includes notification of the owners of such sites and the submission of the tentative list of all proposed historic districts and landmarks at a public hearing and published in the newspaper of record. If the Borough receives an objection from the owner of a property which is to be designated as a landmark in writing, prior to the public hearing or in person at the public hearing, that property can not be designated as an historic landmark by the Commission. The final list is submitted to the Municipal Clerk and the Planning Board. The Mayor and Council then consid- ers whether to adopt the designation list and map by Zoning Ordinance amendment and Official Map amendment.

The Master Plan Update recommends that the Borough explore the possibility of the provision of public access to Indian Rock at some time in the future.

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Map 18: Individual Properties Which Should Be Considered For Historic Designation 2010 Master Plan Update for the Borough of Saddle River

Phillips Preiss Grygiel LLC 2010 Table 8-1. Individual Properties Which Should be Considered for Designation as an Historic Landmark in the Borough of Saddle River

Listed on NR # on and Block/ Map Street Name Notes SR5 Lot Date Saddle River Municipal Build- 1 100 E. Allendale ing ¾ Dutch Colonial Revival. In good condition 1607/ 11 1937 ¾ Built in 1820-21, it is the oldest church building in the Borough and is one of the only remaining Federal Period church buildings in Bergen County. ¾ Parish house is a 1930 enlargement of 1886 Ladies Social Union Hall. ¾ The south and west sides of the church Zion Evangelical Lutheran building is a cemetery which contains 2 96 E. Allendale Church and Parish House graves of earlier settlers. X 1607/ 10 1820-21 ¾ Former barn for Osborn House. ¾ Good example of early 19th century ver- 3 88 E. Allendale Garret A. Osborn house nacular frame architecture X 1607/ 7 c. 1835 ¾ Oldest commercial grower of aquatic plants. ¾ Represents shift away from Saddle River as a mill town to a "country house" town as a former mill pond was converted into William Tricker Inc. Water planting beds for aquatic plants. 4 74 E. Allendale Gardens ¾ Some original greenhouses remain. X 1607/ 3 1926 ¾ Probably built between 1876-1886 as a 5 73 E. Allendale The Packer Showroom showroom for the Packer enterprises. X 1401/ 13 1876-86 ¾ House was home of the Packer family important to Saddle River’s industrial history ¾ Accessory buildings relate to house or to various Packer industries William Packer House and Ac- ¾ Included on the property are a mill pond, cessory Buildings (“Barnstable with dam, and part of a raceway, as well Mid 19th 6 71 E. Allendale Court”) as an island in the Saddle River X 1401/ 14 century

5 NR = National Register of Historic Places; SR = State Register of Historic Places. - 71 - Listed on NR # on and Block/ Map Street Name Notes SR5 Lot Date ¾ Foundry once part of Packer and Son factory, the largest industry in Saddle River’s history which made ploughs and farm implements ¾ The sluice used to power the blast for 7 70 E. Allendale Woodruff Packer Foundry Woodruff’s furnace is still under building X 1607/ 2 c. 1840s ¾ Housed the Saddle River Hotel in 1860s and 1870s ¾ Local vernacular Greek Revival architec- 8 69 E. Allendale The Saddle River Hotel ture X 1401/ 15 1837 ¾ Post Office-John G. DeBaun Grocery 1911-1933 ¾ One story frame building retains much of The DeBaun Grocery (general its historic integrity 9 67 E. Allendale store) ¾ Rear wing addition predates 1935 X 1401/ 16 1911-35 ¾ Building erected in 1911 and used as a 10 146 W. Saddle River The Mowerson-Forshay Store grocery store. X 1401/ 17 1911 ¾ Built in stages of 3 bays each. Bow window on south side added c. 1900. ¾ Originally located to the east of 71 E. Al- lendale Road and moved to current loca- 11 148 W. Saddle River The Woodruff Packer house tion between 1876-86 X 1401/ 14 c. 1847 ¾ Typical residential building erected in the late 19th century. ¾ Believed to have been home of a member of the Packer family associated with 12 150 W. Saddle River The Emmaline Packer House Packer Industries. X 1401/ 18 c. 1880 ¾ Associated with F.H. Storms who lived in the house and operated a store on this property (not extant) and later a building contracting business which erected nu- merous buildings in the area, maintained roads, dug graves, cut ice, and put down water mains. ¾ Many alterations. South porch added c. 13 152 W. Saddle River F.H. Storms House 1910's and large front gable added. X 1401/ 19 c. 1880

- 72 - Listed on NR # on and Block/ Map Street Name Notes SR5 Lot Date ¾ Vernacular residential architecture from 14 154 W. Saddle River The Justus Adams House late 19th century. X 1401/ 20 c. 1869 ¾ Vernacular residential architecture from late 19th century. From 1877 to 1919 was a tailor’s shop; and from 1933 to 1952 it 15 156 W. Saddle River The Nagle-Crouter-Ackt House was the Post Office X 1401/ 21 pre-1876 Christopher-Vermulyn Black- ¾ Queen Anne vernacular residential archi- 16 158 W. Saddle River smith tecture. X 1401/ 22 c. 1890's ¾ Main Portions built 1835-1840. ¾ Formerly part of Garret A. Ackerman’s farm. The Ackerman Dewsnap ¾ Good example of residential vernacular 17 176 E. Saddle River Bishop / Bishop Bow architecture. X 1402/ 32 c. 1835 ¾ Eastern most section of house was built c. 1802 and included basement and frame above it. The gambrel roof above that was added c. 1830. The middle section was built c. 1850's. ¾ Turn of 19th century structure functioned as a drover’s tavern where men and live- Bull’s Head Tavern/ Ackerman- stock rested in transit to market in Pater- 18 119 W. Saddle River Leamon House son later used to house vacationers. X 1606/ 25 1802 Pre- 1840; ¾ Good example of vernacular frame do- 1810; mestic architecture. additions ¾ Sections A and B built pre-1870's. C built in early shortly after. Post World War-II breeze- 19th cen- 19 125 W. Saddle River John Berdan House way and garage X 1606/ 23 tury ¾ Ackerman-Pell family occupied important places in Saddle River’s history. ¾ Farmhouse is primarily c. 1840’s Greek 20 139 W. Saddle River Ackerman Pell Farmhouse revival. X 1606/ 21 1840’s

- 73 - Listed on NR # on and Block/ Map Street Name Notes SR5 Lot Date ¾ Well-preserved example of vernacular Queen Anne Style architecture. West side After added in 1980's. 1876, c. 21 145 W. Saddle River The DeBaun house ¾ Post Office located here in 1910-1911 X 1603/ 9 1890's ¾ Nice, simple Colonial-Revival home. ¾ Home was for son of F.H. Storms who 22 155 W. Saddle River F. H. Storms House lived at 152 West Saddle River Road. X 1603/ 5 1925 ¾ Nice example of Downingesque architecture, i.e. wraparound porch, overhanging Andrew Esler-George Elser eaves, pointed-arch windows, and bay 23 163 W. Saddle River House window. X 1603/ 2 c. 1860 ¾ Fantasy architecture. Stone and concrete revival towers on grounds of larger home. Tower has projecting corner turrets, 24 167 W. Saddle River Lucien Sallet House clocks, heraldic shields, concrete dog. X 1603/ 1 c. 1939 ¾ Well-preserved, 3 bay wide, 1.5 story. c. early One-bay Colonial revial style porch was 19th cen- 25 2 Chestnut Ridge The J.J. Carlock house added later, as were rear portions. X 2102/ 25 tury ¾ In tact example of vernacular residential 26 136 Chestnut Ridge Abraham P. Ackerman House architecture. X 1502/ 28 c. 1802 ¾ Remaining unit is the original kitchen and 27 184 Chestnut Ridge Achenbach House unit X 1202/ 33 c. 1802

¾ Former home of AP Smith (1832-1901), an African-American publisher who published a monthly newspaper from the house. The newspaper was the only one published in this area of Bergen County and the only commercial paper ever published in Saddle River. ¾ Was tenant farmer house to Ackerman 28 171 E. Allendale The Ackerman-Smith house Estate (199 East Saddle River). X 1201/ 14 c. 1760

- 74 - Listed on NR # on and Block/ Map Street Name Notes SR5 Lot Date ¾ Constructed of chestnut logs as use for a private fishing club. ¾ Good example of late 19th and early 20th century American log cabin typically used for recreational purposes. ¾ Important survivor of Saddle River’s early 20th century history when recreation was a significant factor in the Borough’s de- 29 29 E. Saddle River Joe Jefferson Clubhouse velopment. X 2002/ 7 1925 ¾ The structure has been altered through the years, but still retains a significant The Laurance Thomas Van amount of its original historic fabric to 30 116 E. Saddle River Buskirk house warrant preservation. X 1701/ 36 c. 1740 ¾ Typical early frame house with three bay wide, one and a half story main block with knee-high windows and one and a half 31 131 E. Saddle River The G. Litchult house story side wings with knee-high windows 1607/ 21 c. 1800 ¾ The structure has been altered through the years, but still retains a significant Andries Thomas Van Buskirk amount of its original historic fabric to 32 164 E. Saddle River House warrant preservation. X 1701/ 1 c. 1725 ¾ The structure retains much of its historic The Abram Ackerman House integrity. There is also a grist mill on the 33 199 E. Saddle River and Mill property. X 1401/ 8 1770-75 ¾ Well-preserved, Downing-esque house. ¾ Structure was home to Dr. Bernard O’Blenis who was a physician, mill owner 34 220 E. Saddle River O’Blenis House and the Borough’s first mayor. X 1105/ 34 c. 1848 ¾ Original stone house built c. 1740's. ¾ Remodeled in 1870s and remains a good 35 45 W. Saddle River The Hendrick-Hopper house example of Victorian architecture. X 1802/ 18 1740's ¾ Has been altered significantly, but retains 36 81 W. Saddle River The Peter Ackerman house its historic integrity. X 1804/ 3 c. 1861

- 75 - Listed on NR # on and Block/ Map Street Name Notes SR5 Lot Date ¾ Main House is a good example of "Dutch" house architecture. However, there have been additions to the home and some inappropriate alterations (i.e., window 37 109 W. Saddle River The Ackerman Dater House punched on second story) X 1609/ 13 c. 1740 ¾ Good example of Second Empire style architecture with the style’s characteristic mansard roof. ¾ House is historically significant in Saddle River’s history as a country home location 38 229 W. Saddle River The Dr. E.G. Roy house in the 19th century. X 1104/ 3 1861-76

Bruder House (Kuwaiti Mis- ¾ Nice example of Gothic Revival residen- 39 121 Chestnut Ridge sion) tial structure from early 20th century. 1702/ 9 1930's ¾ Former estate home of C.L. Denison of the Denison Paper Company. C.L. Denison House (Saddle ¾ Main building retains Colonial Revival 40 147 Chestnut Ridge River Day School) style historic integrity. 1501/ 7 1920's ¾ Reminder of Saddle River’s early settlement period. ¾ Cemetery contains about 40 stones, some with epitaphs in Dutch. ¾ Stone slabs with arched and shaped heads represent the type of grave marker typical in Bergen County’s early cemeter- 41 45 E. Saddle River Van Buskirk Cemetery ies. 2002/ 5 c. 1900 ¾ Former Ackerman Mill a sawmill and gristmill. ¾ House used an inn for cattlemen on the way to market. It was the first hotel in Henry G. ("Tip") Ackerman Inn Saddle River and was known as the 42 188 E. Saddle River and Mill Washington House. 1402/ 33 c. 1838

- 76 - Listed on NR # on and Block/ Map Street Name Notes SR5 Lot Date ¾ Good example of Arts and Crafts Bunga- low. The typology of a bungalow is a 1.5 story house with broad roof extending over porches. Dr. John Christie Ware Bunga- ¾ Foundation is boulders with wood shin- 43 246 E. Saddle River low gles in gables. X 1105/ 43 1909-10 ¾ Good example of a Colonial Revival home with the varied surfacing material and many projections suggestive of the Queen Anne style.. ¾ Durbur House design was published in H.F. Durbur House, "The Ga- Architects’ and Builders’ Magazine of 44 3 West Church bles" 1900. 1902/ 39 c. 1900 ¾ Nice example of Victorian Second Empire style. Residential, 2nd Empire with c. 1900 Arts and Crafts modifications. Was originally a farmhouse which took in summer boarders. Also known as William Ackerman House and Mt. Pleasant Farm. In 1921 the house was used as a recu- peration facility for servicement wounded in WWI under the name Chestnut Ridge 45 17 Woodcliff Lane William Ackerman House Rest Farm. 1501/ 8 1864-69 Overlook Farm: Canning Fac- 46 39 Woodcliff Lake tory ¾ Former canning factory 1502/ 25 1842 ¾ Both buildings are in good condition and retain historic integrity. Shingle-style barn The F.L. Wandell Estate: Van- with octagonal, louvered cupola. House Ryper House and Wandell Es- moved to current site pre-WW-I from 47 261 E. Saddle River tate Barn original site which was at 255 E.S.R. X 1102/ 7 1905-10

- 77 - Listed on NR # on and Block/ Map Street Name Notes SR5 Lot Date ¾ Good example of Second Empire home. ¾ House is significant to the history of Sad- dle River as a resort location in the 19th century. First owner, Judge Wandell, believed to be the first New Yorker to establish a summer house in Saddle River. ¾ House was a vacation camp, Shadyside Camp, run by the YWCA between 1919 48 223 W. Saddle River B.C. Wandell House and 1941. X 1104/ 5 ¾ Part of the Wandell estate. 49 214 W. Saddle River B.C. Wandell Gazebo ¾ Eclectic, late 19th century design. X 1102/ 21 ¾ Became part of the Wandell estate in the late 1890s. Previously used in an edge tool manufacturing enterprise. ¾ Used as a dorm for Shadyside Camp, a YWCA camp operated between 1919 and 50 224 W. Saddle River B. C. Wandell Barn 1941. X 1102/ 23 ¾ In 1702, a deed was drawn up between the indigenous Indians and the European settlers which conveyed 1,200 acres along the eastern side of the Saddle River. The rock marked the southern 51 16 Twinbrooks Rd. Indian Rock most point of Indian lands. 2102/ 6 ¾ This tree showed up on early land deeds Black Walnut Tree in front of as a property boundary and is the oldest 52 42 W. Saddle River Hopper-Victor Tenant House in this area. 1801/ 25 1840-61 ¾ Stone foundation bungalow typical of 53 138 Chestnut Ridge Brockhuizen/Keogh House early 20th century 1502/ 29 1927 ¾ Stone foundation bungalow typical of 54 140 Chestnut Ridge early 20th century 1502/ 30 1923 ¾ Stone foundation bungalow typical of 55 142 Chestnut Ridge early 20th century 1502/ 31 1924

- 78 - E. DISTRICTS DEEMED WORTHY OF DESIGNATION AS HISTORIC

In order to protect the extant historic architecture in the hamlet center area, as well as to implement the goals and vision of the Saddle River Crossing Plan, the Landmarks Commission has identified sites in the Borough deemed worthy of inclusion in a Historic District to be called “The Saddle River Center Historic District” (see Map 19, Proposed Saddle River Center Historic District). The district includes a mix of residential and commercial buildings centered around the junction of East Al- lendale and West Saddle River Roads. An historic district, with slightly different boundaries than the one proposed to be designated in this Master Plan Update, was first identified and described in the Borough’s 1990 Master Plan. The major difference between the 1990 proposed historic district and that which is reviewed for designation here, is that the boundaries of the proposed district in this Master Plan Update do not include any single-family residential buildings which the earlier proposed district did.

Table 8-2 provides a list of buildings in the district which contribute to the overall character of the district. Non-contributing buildings to be designated in the Saddle River Center Historic District are listed in Table 8-3.

As with individual landmark designation, the designation of an historic district must be carried out according to the procedures set forth in Section 4 of the Borough’s Historic Preservation Ordinance (§ 125-4). This includes notification of the owners of such sites and submission of the tentative list of all proposed historic districts and landmarks at a public hearing, as well as publication in the newspaper. Currently the Saddle River Historic Preservation Ordinance indicates that, if the Com- mission receives an objection, in writing, prior to the public hearing or in person at the public hearing by the owner of a property which is to be designated as a landmark, that property must be deleted from the tentative list and map, and would not be included in the designation of the historic landmark by the Commission. However, this Master Plan Update recommends that this procedure be amended to allow the entire district to be designated, even in circumstances where one or more property owner(s) object to such designation. The reason for this is that the district could not function or remain intact if individual properties were permitted to be excluded and developed in a manner which was counter to the district’s guidelines and regulations. It should be entirely within the purview of the Mayor and Council after a public hearing to consider whether to adopt the historic district designation by a Zoning Ordinance amendment.

Note that this Update does not recommend changing the historic preservation ordinance with regard to owner consent of individual landmark designation. That is, such individual sites outside of the historic district cannot be designated over the objections of the owner. However, once an individual property has been designated as a landmark, only the Mayor and Council can remove that designation. In addition, where an individual property is not designated as an historic landmark because of an owner’s objection, it should remain on the list of properties which should be considered for designation, whether the property owner objects or not. This is because while a current owner may not consent to such designation, a future owner may consent.

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Map 19: Proposed Saddle River Crossing Historic District 2010 Master Plan Update for the Borough of Saddle River

Phillips Preiss Grygiel LLC 2010 The boundaries of the proposed “Saddle River Center Historic District” are shown in Map19. The numbers on the map coincide with the numbers listed in Table 8-2.

Table 8-2 Contributing Buildings to Saddle River Center Historic District

# on Street # Street Name Current Use Bloc Lot Date Map k

1 100 E. Allendale Saddle River Municipal Borough Hall 1607 11 1937 Building 2 96 E. Allendale Zion Evangelical Lutheran Zion Evangelical Lutheran Church 1607 10 1820 Church and Parish House and Parish House -21 3 88, 90 E. Allendale The Garret A. Osborn Saddle River museum 1607 7, 8 c. House 1835 4 74 E. Allendale William Tricker Inc. Water Waterford Gardens 1607 3 1926 Gardens 5 73 E. Allendale The Packer Showroom Remax Realty 1401 14 1876 -86 6 71 E. Allendale The William Packer house Remax Realty 1401 14 c. and accessory buildings 1801 7 70 E. Allendale Woodruff Packer Foundry Saddle River Hardware/Barnstable 1607 2 c. General Contracting 1840 s 8 69 E. Allendale The Saddle River Hotel Coldwell Banker Realty 1401 15 1837 9 67 E. Allendale The DeBaun Grocery The Salon at Saddle River/ Saddle 1401 18 1911 (general store) River Interiors -35 BARNSTABLE COURT

2 Barnstable Court Saddle River Inn and Restaurant 1401 14 c. 1801 3 Barnstable Court Shree Yoga 1401 14 c. 1801 4 Barnstable Court Vacant 1401 14 c. 1801 5 Barnstable Court Therapist office 1401 14 c. 1801 7 Barnstable Court Ebay Stop ‘n’ Shop 1401 14 c. 1801 11 Barnstable Court Edward’s Garden Center 1401 14 c. 1801 10 146 W. Saddle The Mowerson-Forshay Sotheby’s Realty 1401 17 1910 River Store 11 148 W. Saddle The Woodruff Packer Saddle River Travel/Family dentist 1401 14 c. River house 1886 12 150 W. Saddle The Emmaline Packer Montoro Architects and Planners 1401 18 c. River House 1880 13 152 W. Saddle F.H. Storms House Classic Realty Group 1401 19 c. River 1880 14 154 W. Saddle The Justus Adams House La Bossiere Interior Design and 1401 20 c. River Decoration 1869 15 156 W. Saddle The Nagle-Crouter-Ackt Marron & Gildea Realtors/Interior 1401 21 pre- River House Design Studio 1876 16 158 W. Saddle Christopher-Vermulyn Special Properties 1401 22 c. River Blacksmith 1890' s

- 81 - # on Street # Street Name Current Use Bloc Lot Date Map k

17 176 E. Saddle The Ackerman Dewsnap Civic use 1402 32 c. River Bishop / Bishop Bow 1835

Table 8-3 Non-Contributing Buildings to Saddle River Center Historic District Street # Street Block Lot Current Use 75 E. Allendale 1401 13 Terrie O'Connor Real Estate 83 E. Allendale 1402 31 Public Safety Complex

84 E. Allendale 1607 5 The Commons office condo- miniums

86 E. Allendale 1607 6 Spence Engineering 89 E. Allendale 1402 30.01 Muncipal Parking lot

92 E. Allendale 1607 9 Single Family Residential

95 E. Allendale 1402 28 Wandell School

101 E. Allendale 1402 27 Municipal Parking lot

171 E. Saddle 1401 12 Colonial Shopping Center River 173 E. Saddle 1401 11 Saddle River Post Office/Bank River of America Building

F. IMPLEMENTATION: DESIGN REVIEW AND PREVENTIVE MAINTENANCE

1. Design Review

Per the historic preservation ordinance, once an individual site or building itself has been designated an historic landmark, or once a site or building is included within a designated historic district, it is protected through a requirement to comply with the historic preservation ordinance and design guidelines which are adopted by the Mayor and Council. Any application for a building permit, subdivision or site plan approval or variance would be sent to the Landmarks Commission for review and recommendations. The approving authority would then take such a recommendation into consideration. This review would include applications in which there is a change to the exterior appearance; new construction on the property; and changes to or additions of certain signs or exterior lighting for properties so designated. Such a design review would not be required for any repainting, repair or exact replacement of any existing improvement. 2. Preventive Maintenance

- 82 - In addition to design review, the implementation of historic preservation is also carried out through code enforcement. The Department of Inspections is empowered to serve a notice of violation where an historic landmark is not being properly maintained, and where code violations exist.

- 83 - CHAPTER 9. RECYCLING

The New Jersey Mandatory Statewide Source Separation and Recycling Act of 1987 (N.J.S.A. 13:1E-99.11 et. seq.) requires that municipalities incorporate the State Recycling Goals for collection, disposition, and recycling as a component of their Master Plan. To that end, the Borough of Saddle River created a local recycling program and recycling program coordinator, who provides reports annually to the New Jersey Department of Environmental Protection to address the need to decrease solid waste generation and increase the amount of goods which are to be recycled.

The primary goal of the Saddle River solid waste collection and recycling program is to maintain compliance with regulations from the Department of Environmental Protection and Department of Energy pertaining to solid waste collection and recycling, while providing residents of the Borough with comprehensive service at a reasonable rate. The Borough of Saddle River solid waste collection and recycling program is currently undertaken through a private contract with the “Suburban Disposal Company” for rear-yard collection, solid waste and recycling pickup.

Saddle River’s residential solid waste and recycling schedule offers the following services; twice weekly rear-yard collection of residential household waste, as well as curbside pickup of bulky household waste twice yearly in May and October. Recycling materials are collected four times per month, alternating between commingled cans, bottles and plastic containers one week, and bundled newspapers, magazines, junk mail, and corrugated paper the next. The Borough anticipates switch- ing to single-stream recycling in the future, wherein residents do not sort recyclables by type (e.g. paper, glass, plastics) but rather place all materials in a single container for pick-up. Advantages to the single-stream system include the increased ease with which recycling is carried out by residents and businesses, potentially leading to greater participation in the Borough recycling program. Single stream recycling also actually decreases the costs associated with collection, as single-compartment trucks can be used to collect recyclables, which are less expensive to purchase and operate.

During 2008, the Borough recycled a total of 1089.75 tons of materials, ranging from mixed office paper and plastic containers, to concrete and tree parts. Residential recycling accounted for a majority of the total tonnage at 1073.90 tons, while commercial recycling accounted for 15.85 tons.

The Bergen County Utilities Authority offers household hazardous waste recycling services to County residents through the Bergen County Cooperative Recycling Program. It includes free collection of household hazardous waste, tires, and computers and electronics. Tire collection is offered several times per year at locations throughout the County. Residents can bring up to 4 tires per collection event to be recycled. In 2008, 0.21 tons of tires were received from Saddle River through this program. The Utilities Authority runs a similar drop-off program for computers and electronics, and accepts all types of computer and electronic equipment such as monitors, laptop computers, printers, keyboards, fax machines, hard drives, modems, speakers, power sources and wir-

- 84 - ing. The Borough recycled 1.56 tons of computers and electronic equipment through this program in 2008.

- 85 - CHAPTER 10. GREEN BUILDINGS AND ENVIRONMENTAL SUSTAINABILITY PLAN

A. INTRODUCTION

Municipal planning for “green buildings and environmental sustainability” is a new and dynamic field, and the 2008 statutory authorization for this plan element is among the most recent amendments to the Municipal Land Use Law. According to NJSA:40:55D-28b(16), a Green Building and Environ- mental Sustainability Plan Element:

“…shall provide for, encourage, and promote the efficient use of natural resources; consider the impact of buildings on the local, regional and global environment; allow ecosystems to function naturally; conserve and reuse water; treat storm water on site; and optimize climatic conditions through site orientation and design.”

The MLUL focus is on integrating local planning goals and objectives in a way that addresses this new provision in the law. Community goals and objectives can be expected to change and evolve rapidly as new and innovative green approaches are conceived and developed. However, it is critical that this plan element reinforce and not detract from Saddle River’s established community character, the protection of which is the key goal of this Master Plan.

Although the terms “green” and “sustainable” have become commonplace in today’s lexicon, it is important to define them. “Green” building is a collection of design, construction, and operating practices that have the potential to address energy efficiency, reduction of pollutants, water conservation, waste reduction, healthy and sustainably produced materials, indoor air quality, occupant productivity and health, and other components of green building and sustainable development. “Sustainabil- ity” is described by the American Planning Association as, “the capability to equitably meet the vital human needs of the present without compromising the ability of future generation to meet their own needs by preserving and protecting the area’s ecosystems and natural resources.”

B. EXISTING SUSTAINABILITY EFFORTS

The Borough of Saddle River has already made a great effort towards becoming a sustainable community.

Saddle River Green Committee The Borough Council created the Saddle River Green Committee in 2008 to focus on various green initiatives in Saddle River. The committee is comprised of residents, professionals and borough employees who advise the Mayor and Council on actions that can be implemented for Saddle River to be a sustainable community.

- 86 - Among the purposes of the Green Committee is to educate residents on alternate energy solutions for the municipality, school, and residential segments of the community. To that end, the Green Committee sponsored a Green Fair in 2009 dedicated to issues of sustainability.

Sustainable Jersey Community Saddle River is one of the first municipalities in the State to be certified as a Sustainable Community by “Sustainable Jersey”. “Sustainable Jersey” is a partnership between the New Jersey League of Municipalities’ Mayors’ Committee for a Green Future, the New Jersey Sustainable State Institute at Rutgers University, the Municipal Land Use Center at The College of New Jersey, the New Jersey Department of Environmental Protection, the Rutgers Center for Green Building, and the New Jer- sey Board of Public Utilities.

Sustainable Jersey Certification is a prestigious designation for municipalities. This program identifies clear actions that municipalities must implement to become a certified sustainable community. The project encompasses many issues; land use, air and water quality, green operations and alternative energy uses.

As part of this designation process Saddle River adopted a Sustainable Land Use Pledge resolution which affirmed Saddle River’s commitment to undertake municipal land use decisions with the intent of making Saddle River a truly sustainable community. The Borough also began an energy audit of municipal buildings and adopted a “green fleet policy” by which the Borough agrees to select and purchase vehicles that are as eco-friendly as possible. In summer 2009, the Borough purchased two hybrid vehicles for municipal use.

The adoption of this Green Plan element and its associated public outreach process will also count towards sustaining the Borough’s Sustainable Jersey certification.

Wandell School Wandell School has been a leader in the community with regards to sustainability. The entire month of April 2010 was devoted to sustainability and included an ecology fair, pollution awareness day, reusable water bottle day, reusable lunch bag day, trash-free lunch competition, Earth Day assem- bly, Arbor Day celebration and Conserving Energy day. In the coming months, the school anticipates constructing a greenhouse on the school property which will include a rain barrel and compost bin.

Community Vision In April 2010, the Borough held a public meeting devoted to issues of green building and sustainability in order to engage its citizens in the creation of a shared community vision for sustainability in the Borough. The results of the meeting inform this Green Plan Element and will be used to guide deci- sion-making and policy creation of the Borough Government and community programming with regard to sustainable living.

- 87 - C. GREEN PLAN GOALS AND OBJECTIVES

1. EDUCATION

Local government alone does not have the capacity to solve many sustainability problems. For example, local government facilities and operations usually account for 2-3 percent of all local greenhouse gas emissions. Therefore, education of the public on the importance of energy efficiency and conservation measures is an important step towards making a community sustainable.

The overall goal of this Green Plan Element is to promote and encourage energy efficiency, water conservation, protection of natural resources and the reduction of greenhouse gas emissions through public outreach and education. The outreach and education is designed to positively influence Saddle River residents, businesses and the Borough government to opt for more sustainable practices in their everyday lives. Saddle River is committed to promoting lifelong learning in the community to advance and support its transition into a more sustainable community.

To that end, this Master Plan recommends that the Borough implement the following: a. Brochures on sustainable construction, renovation, remodeling and available grants and incentives. Generating electricity for consumption is one of the largest sources of greenhouse gas emissions in the United States. Residential buildings are heavily reliant on electricity for meeting energy needs, with electricity consumption for lighting, heating, air conditioning, and operating appliances. The Borough should consider providing brochures at Borough Hall that are available to applicants seeking a permit for new construction or remodeling. The brochures should provide “best practices” information on green design, energy and water efficient appliances and renewable energy options, as well as existing state and federal grants and incentives for the use of energy efficient products. The goal of these brochures would be to encourage the applicants for permits to consider building design, construction, and operating practices that can reduce or eliminate the negative impacts of development on the environment. Such pamphlets are already available from the State Board of Public Utilities (BPU) and other entities, such as the U.S. Green Building Council and the American Society of Interior Designers, and can be easily adapted to Saddle River. The brochure should also be made available on the Borough’s website. b. Educational Campaign on Sustainability. The Borough working through the Green Committee should consider launching an educational campaign on green building and sustainability. There are state programs such as the Community Part- ners Initiative (CPI) offered through the BPU which provides help to municipalities in organizing local outreach campaigns. The Borough should consider utilizing CPI’s services or a similarly experienced organization to reduce the burden on the municipality in initiating the campaign. This educational campaign might include the following:

- 88 - • Holding educational workshops for residents, businesses and non-profit organizations on green building and remodeling, use of renewable energy sources (i.e., solar, wind and geo- thermal), as well as available grants, incentives and programs for building owners. • Educational displays. The Borough should consider creating educational displays on sustainability at Borough Hall and having a link from Saddle River’s webpage on the Borough’s sustainability efforts. • A Green Challenge Program. A Green Challenge Program is a suggested sustainability tool by Sustainable Jersey and encourages healthy competition among community members while building a sense of shared purpose. A Green Challenge Program engages the community by challenging individuals, families, and businesses to change their behavior in support of the community’s goals for sustainable development. The Green Challenge Program asks people to pledge to “take a Challenge” and to make a specific change in their lives or in the way they do business. The Challenge instructs and educates residents on how to participate, provides a pledge form to sign, and offers resources for success. The Challenges raises community awareness on sustainable practices. As individuals try to achieve their own goals, they play a key role in reaching community-wide goals. Examples of Green Challenges may include encouraging individuals to do the following: • Change light bulbs to more efficient models; • Use Energy Star appliances and electronic equipment; • Install low-flow toilets; • Turn off faucets when brushing teeth or washing dishes; • Only run washing machines and dishwashers when they are full; • Install rain barrels or rain gardens on properties; and • Engage in environmentally friendly landscaping practices such as only planting native species of plants, using environmentally friendly pesticides on lawns and gardens, using rain barrels to water lawns, etc.

2. RENEWABLE ENERGY a. Study adopting a renewable energy ordinance. Renewable energy is any facility or structure which supplies electrical energy produced from wind, solar or photovolataic technologies. A renewable energy facility or structure can be a principal use, a part of a principal use, or an accessory use or structure.

Legislation signed into law by Governor Jon Corzine in November 2009 (P.L. 2009, Chapter 146) makes renewable energy facilities an “inherently beneficial use.” In effect, the law equates the bene- fit of building solar and wind power facilities with that of constructing schools, senior housing, group homes and certain types of public utility installations. Thus, it makes it much easier to obtain approval for the development of a renewable energy facility and in turn more difficult to deny an application for such a facility.

- 89 - In order to prevent any adverse impacts from renewable energy sources such as wind turbines and solar panels on the community character and high quality of life enjoyed by Saddle River residents, the Borough may want to study adopting a renewable energy ordinance. The ordinance would set parameters for renewable energy uses in terms of bulk regulations (heights, setbacks), buffer requirements, as well as performance standards to minimize and mitigate visual, noise and other potentially adverse impacts. The ordinance should ensure that other local ordinances (such as the tree preservation ordinances) and bulk requirements (such as the mandatory buffer requirements for single-family homes) are not compromised by the installation of renewable energy facilities or structures.

3. MUNICIPAL BUILDINGS AND OPERATIONS a. Make municipal buildings and operations more sustainable Municipal purchasing, operations and practices often serve as models of sustainability in the community. Below are potential ways that the Borough could implement sustainability measures. The Borough should consider implementing these options to the extent the options are fiscally prudent. • Adopting sustainable landscaping methods which ensures that municipally maintained parks, gardens and landscaped areas are managed in the most efficient and environmentally friendly manner. This includes landscaping with low-maintenance planting, maximizing water conservation and minimizing surface runoff, utilizing recycled and composted materials, and taking eco-friendly approaches to pest management. • Establishing criteria for purchases made by the Borough to encourage purchasing environmentally preferable goods and services that have less negative impact on the environment and human health when compared with other goods and services that serve the same purpose; • Replacing all light fixtures in municipal buildings with compact fluorescent lamps; • Using “green” cleaning products; and • Creating a sustainability link on the Borough’s website which would offer information on Bor- ough sustainability practices and offer resources to residents and businesses.

D. MASTER PLAN GOALS AND OBJECTIVES

In addition to this Green Element devoted solely to making Saddle River a more sustainable community, each chapter of this Master Plan incorporates concepts of sustainability. Recommendations from other elements of the Master Plan which are directly relevant to the Green Plan include the following: a. Implementing the Saddle River Crossing Trail System. The Saddle River runs in a southerly direction through the Borough and is an historically important natural feature around which the Borough grew. The river is a scenic, environmental and recreational resource in the Borough. The river provides a habitat for diverse plant and wildlife populations, the storage of flood waters, and opportunities for passive recreation. The New Jersey Department of Environmental Protection (NJDEP) stocks the Saddle River in the Borough each year with trout,

- 90 - making the water body a popular local fishing spot. Adjacent to the Saddle River south of East Al- lendale Road are freshwater wetlands areas. Freshwater wetlands are important in the maintenance of environmental quality through flood control, groundwater protection, pollution filtration, and eco- logical productivity. Much of the area along the Saddle River is within the 100-year floodplain which is defined as the storm of maximum intensity which would statistically be expected to occur once in every 100-year period.

The Saddle River Crossing Plan which is incorporated by reference into this Master Plan, recommends the creation of a mini-trail pedestrian system which focuses on providing walkways and trails along the Saddle River. A goal of the Crossing Plan is to make the river a focal point of the hamlet center and maximize and enhance residents’ enjoyment of the river. The plan also calls for the provision of safe pedestrian crossing between blocks in the hamlet center area.

The Saddle River Crossing Plan advances the Borough’s sustainability efforts by creating more pedestrian trails and connections within the hamlet center area, drawing residents to the Saddle River for passive and active recreation and enjoyment of the natural environment, and creating a visually pleasing pedestrian experience in the hamlet center. b. Designate County Roads in the Borough as Scenic Corridors. The Master Plan recommends that the Borough explore options to designate County roadways in the Borough as “scenic corridors” which would protect the natural vegetation including old growth trees along the Borough’s roadway. Protection of natural resources such as trees are an important component in the Borough’s sustainability efforts. c. Explore Options for Bike Routes in the Borough. The Master Plan recommends that bike routes, not separate bike lanes, in the Borough be explored. Biking is a healthy alternative to driving both for the individual and the environment. Bike routes would allow residents to opt to bike to locations in the Borough rather than drive thereby simultane- ously exercising and reducing air pollution caused by car exhaust. d. Preserve remnants of farming in Saddle River The portion of Demarest Farms located in Saddle River is still actively farmed and is deed-restricted farmland. The Master Plan recommends that a new Farmland Preservation zone be designated for this parcel. Proper land use and the preservation of land is a vital component of reducing pollution and conserving natural resources. Suburban sprawl is a great concern in New Jersey. From 1995 to 2002, undeveloped land cover was converted to urban/residential land uses at a rate of 10,000 acres per year. Thus, the preservation of open space as farmland furthers the Borough’s sustainability efforts. e. Improve the quality and quantity of active recreation parks The Master Plan makes recommendations for improving existing facilities, and expanding access to and parking at Rindlaub Park through the acquisition of 159 East Saddle River Road. The Master Plan also recommends that a portion of 66 East Allendale Road, a former Exxon gas station, be con-

- 91 - verted to parkland and incorporated into the Saddle River Crossing trail system. Furthermore, the Plan makes recommendations for expanding the Borough’s active recreation space at the Sisters of Saint Joseph of Peace property.

Improving and expanding access of residents to Borough parks, recreation and open space is a key component of the Borough’s sustainability efforts as it maintains the connection to the natural landscape and decreases pollution by absorbing contaminants from air and water.

- 92 - CHAPTER 11. KEY MASTER PLAN UPDATE RECOMMENDATIONS

The foregoing chapters have included both analysis and some recommendations within each element of this Master Plan Update. The recommendations are summarized in this concluding chapter of the Master Plan Update, for ease of reference. The recommendations are as follows:

• Key Master Plan Recommendations. These recommendations are aimed at maintaining and preserving the bucolic, single-family residential character of the Saddle River community, and enhancing public services and facilities.

• Specific Parcels and Properties. During the course of preparing this Master Plan Update, recommendations were identified which affected specific parcels and properties in the Bor- ough.

• Zoning Recommendations. The Land Use Element recommendations included making changes to both specific zones as well as to specific principal and accessory uses in the Borough.

A. GENERAL RECOMMENDATIONS

1. Designate County Roads in the Borough as Scenic Corridors

This Master Plan Update recommends that the Borough explore options to designate the County roadways in the Borough as “scenic corridors.” The purpose of this designation would be to discourage the County from both widening the rights-of-way and altering the contours of such roads, thereby ensuring that the capacity and the speed of traffic traveling along these roadways is not increased. This would help to protect the existing character of these roads, which includes somewhat narrow, winding sections, resulting in slower traffic. Slower traffic contributes substantially to the rural nature and high quality of life in Saddle River as much as the presence of natural vegetation and beautiful homes which line these roadways. If possible, scenic corridor protection should be extended to all County roads in the Borough including East Allendale, Woodcliff Lake, Chestnut Ridge and East and West Saddle River Roads.

2. Designate Historic Landmarks in the Borough

To date, the Borough of Saddle River has not formally designated any individual properties as historic landmarks, nor has it formally designated any historic districts. However, based on the Historic Preservation Commission’s review of earlier surveys, this Master Plan Update lists sites and buildings which should be included in the Saddle River Center Historic District (see below), as well as those sites and buildings outside of the historic district which should be considered for historic designation.

- 93 - 3. Designate Saddle River Center Historic District

The Saddle River Crossing Plan, adopted in February 2009, and incorporated by reference into this Master Plan Update, made recommendations for those properties in the hamlet center which should be included in an historic district, referred to as the “Saddle River Center Historic District.” Design guidelines for alterations or additions to buildings within that district were also included in the Crossing Plan

4. Amendments to the Historic Preservation Ordinance

Currently the Saddle River Historic Preservation Ordinance indicates that, if the Commission receives an objection, in writing, prior to the public hearing or in person at the public hearing by the owner of a property which is to be designated as a landmark, that property must be deleted from the tentative list and map and would not be included in the designation of the historic landmark by the Commission. However, this Master Plan Update recommends that this procedure be amended to allow the entire district to be designated, even in circumstances where one or more property owner(s) object to such designation. The reason for this is that the district could not function or remain intact if individual properties were permitted to be excluded and developed in a manner which was counter to the district’s guidelines and regulations. It should be entirely within the purview of the Mayor and Council after a public hearing to consider whether to adopt the historic district designation by a Zoning Ordinance amendment.

Note that this Update does not recommend changing the historic preservation ordinance with regard to owner consent of individual landmark designation. That is, such individual sites outside of the historic district cannot be designated over the objections of the owner. However, once an individual property has been designated as a landmark, only the Mayor and Council can remove that designation. In addition, where an individual property is not designated as an historic landmark because of an owner’s objection, it should remain on the list of properties which should be considered for designation, whether the property owner objects or not. This is because while a current owner may not consent to such designation, a future owner may consent.

5. Implement Saddle River Crossing Trail System

- 94 - 6. Explore Options for Bike Routes in the Borough

There are no designated bikeways in Saddle River. Introduction of sidewalks and bikeways in Saddle River would be difficult from and engineering perspective because of the proximity of many historic buildings to the roadway. Such sidewalks could also detract from the rural character of the Borough. Moreover, the narrow rights-of-way, winding and steeply-graded roads and the long distance to civic and shopping facilities from individual homes would discourage many, particularly schoolchildren, from using such sidewalks. While biking as a form of exercise and leisure is encouraged along Saddle River roads, the same conditions mentioned above would make it difficult and somewhat dangerous to designate bike-only lanes along any of the Borough’s roadways.

However, this Master Plan Update recommends that bike routes, but not separate bike lanes, in the Borough be explored.

7. Continue to Expand Construction of Water Mains and Fire Hydrants in Borough

Saddle River has been expanding the water system along County roads in an effort to provide Borough-wide fire protection and to make water available to private homes throughout the municipality. Installation of water mains along all County roads was complete in 2009. The expansion of municipal water was, in part, precipitated by well contamination in some parts of the Borough. Private homeowners may elect to hook into the municipal water system. This Master Plan Update recommends that this expansion continue.

B. SPECIFIC PARCELS AND PROPERTIES

Most of the Master Plan recommendations are at a policy level rather than being site-specific. How- ever, during the course of the Master Plan preparation process, several recommendations affecting either specific lots or existing property assemblages were identified. These recommendations are as follows:

1. The Bishop House

The Bishop House is located at 176 East Saddle River Road and is listed on the National Reg- ister of Historic Places. The Borough purchased the house and property from the Bishop family in 1980 with the intention of expanding the adjacent municipal property. Today the Bishop House is used as a meeting place for community organizations, such as the PTA, as a museum for Saddle River memorabilia, as a gallery for local cultural exhibits and as an historical site for student groups. This Master Plan Update recommends that a feasibility study be prepared which investigates, analyzes and makes recommendations for accommodating additional municipal and civic services at the Bishop House.

- 95 - 2. The Saddle River Museum

The building which will house the Saddle River Museum is located at 88 East Allendale Road. This Master Plan Update recommends that the improvements necessary to transform the small structure on the property into the Museum be undertaken. The mission of the Saddle River Museum will be to acquire, preserve, and make available to the public, artifacts and records pertaining to the history of Saddle River and the surrounding Saddle River Valley area.

3. 66 East Allendale Road

66 East Allendale Road, the property located at the intersection of Saddle River Road and East Allendale Road (Block 1607, Lot 1) has been acquired by the Borough. This property is being reserved for future municipal purposes and will accommodate part of the Saddle River Crossing trail system. As a key gateway property into the Saddle River Crossing Area or hamlet center of Saddle River, this property’s function and aesthetics are of particular concern. This property could also serve as an alternate entrance to Rindlaub Park.

4. Borough Hall

The Saddle River Borough Hall is located at 100 East Allendale Road and currently houses the administrative offices of the Borough. The current facilities are outdated and inefficient. This Master Plan Update recommends that the Borough renovate the existing building to modernize and update the facilities.

5. 159 East Saddle River Road

The Master Plan Update recommends that the Borough acquire the single family home at 159 East Saddle River Road (Block 1607, Lots 12 & 43) which is located adjacent to both Borough Hall and Rindlaub Park, for municipal uses. This house’s location would make it particularly suitable to temporarily accommodating the Borough’s municipal offices while renovation and expansion of Borough Hall takes place. Once the improvements to Borough Hall are completed, the house should be demolished in order to enhance the entrance to Rindlaub Park.

6. Indian Rock

Indian Rock, an historic resource in the Borough, is situated on a portion of a 23-acre property located at 16 Twin Brooks Road (Block 2102, Lot 6). The possibility of providing public access to Indian Rock should be explored in the future.

7. Parcel on Sisters of Saint Joseph of Peace Property

The Master Plan recommends that the Borough approach the Sisters of Saint Joseph of Peace to use a portion of their ±27 acre property at 12 West Saddle River Road (Block 2002, Lot 1) for use as a small, active recreation field.

- 96 - 8. Upgrades at Rindlaub Park

In addition to the fact that the Borough contains only slightly more than the minimum amount of open space recommended by the NRPA, there are several issues related to the present provision of parks and recreation space in the Borough that should be recognized.

C. ZONING RECOMMENDATIONS

Implementation of the recommendations of this Master Plan may take many forms: some involve the institution of special programs or services while others require further study, the pursuit of funding from outside sources or reallocating and providing funding from the Borough itself. However, the primary means of implementing this Master Plan Update is in the form of amendments to the zoning map and zoning code.

The recommendations for zoning changes are as follows:

1. Residential-Affordable Housing

Lots 7, 8 and 9 of Block 1607, currently in the R-2 zone, should be designated as R-AH Resi- dential Affordable Housing, which would accommodate a 15-unit family rental affordable housing project in Saddle River in accordance with the Borough’s 2008 Housing Element and Fair Share Plan.

2. Crossing Government

Government, park and institutional uses in the “crossing area” or hamlet center such as the Zion Lutheran Church and cemetery, Borough Hall, Wandell School, the Public Safety Com- plex and Rindlaub Park, are currently located in the R-1 and R-2 Residential zones. A new “crossing government” designation is recommended for this area which allows both residential and public uses per the recommendations of the Saddle River Crossing Plan.

- 97 - 3. Crossing Business

The predominantly retail uses within Barnstable Court and Colonial Shopping Center in the hamlet center fall within the existing B-1 Retail Business zone, i.e., on the north side of East Allendale Road, from West Saddle River Road eastward to East Saddle River Road. A new “crossing business” designation replaces the existing B-1 Retail Business designation, in accordance with the analysis and recommendations stated in the Saddle River Crossing Plan. A more specific list of retail uses are to be permitted to reinforce this area’s historic character and local orientation. This includes the following types of uses: food stores, restaurants providing table service, gift stores, florists, confectioners and ice cream stores, banks, travel agents, real estate offices, financial and insurance offices, professional offices, interior design and furniture stores, medical offices, dry cleaner drop-off and pickup establishments, and book stores. In addition, limited public uses should be permitted. Since this zone falls fully within the area recommended for inclusion in the Saddle River Center Historic District, a more appropriate designation, such as Crossing Business, is recommended. To prevent uses which would not be in keeping with its established historic character, scale and local orientation, certain other uses, such as automotive service stations, large drugstores, lumber and building supplies stores, auto parts and accessories stores, automobile sales and repair services, and large-scale amusement or entertainment uses such as movie theaters or bowling alleys, are to be prohibited.

4. Crossing Office

5. Agricultural Uses in the R-1 Residential Zone

The portion of Demarest Farms which is located in Saddle River, Block 2101, Lot 13, located on Glenwood Road, is still actively farmed. While the main operations of Demarest Farm are located in the Borough of Hillsdale, the farm extends across the municipal boundary into Sad- dle River between Glenwood Drive to the north and Twinbrook Road to the south. The farm supports the farm market located on Wierimus Road in Hillsdale. Currently the portion of the Demarest Farm which is located in Saddle River is located in the R-1 single-family zone. However, it is deed-restricted to farming in perpetuity by virtue of its participation in New Jer- sey’s Farmland Preservation Program, where its development rights were purchased by the program. In recognition of this, the Master Plan recommends that a new Farmland Preserva- tion zone be designation for this parcel.

- 98 -