RT 1717 NJ STASTATE 4 4 T T R R E E T T T A A A A A T T T T S S J J N N T S E ST L P APLA M S FAIRFAIRVIEWEW AVAVENENUE N FAIRFAIRVIEWEW AVENUENUE Oster Site BLOCK 601, LOT 5 IN THE BOROUGH OF PARAMUS, NJ PREPARED FOR THE BOROUGH OF PARAMUS PLANNING BOARD BY RedevelopmentPHILLIPS PREISS GRYGIEL LEHENY HUGHES LLC Plan PLANNING & REAL ESTATE CONSULTANTS JULY 2020 The original copy of this document was signed and sealed in accordance with N.J.S.A. 45:14 A-1 et seq. and N.J.A.C. 13-41-1.3(b) Elizabeth C. Leheny, AICP, PP, N.J. Planner’s License #6133 OSTER SITE REDEVELOPMENT PLAN BLOCK 601 LOT 5 BOROUGH OF PARAMUS, NEW JERSEY Prepared for: The Borough of Paramus, New Jersey Prepared by: Phillips Preiss Grygiel Leheny Hughes LLC 33‐41 Newark Street Third Floor, Suite D Hoboken, NJ 07030 __________________________ Elizabeth C. Leheny New Jersey Professional Planner License #6133 July 2020 1 Table of Contents 1 INTRODUCTION ......................................................................................................................................... 1 1.1 STATUTORY BASIS FOR THE REDEVELOPMENT PLAN ................................................................................................. 1 1.2 PLAN OVERVIEW ............................................................................................................................................... 1 2 PLAN GOALS AND OBJECTIVES ................................................................................................................... 5 2.1 REDEVELOPMENT PLAN GOALS AND OBJECTIVES ..................................................................................................... 5 2.2 RELATIONSHIP TO LOCAL OBJECTIVES .................................................................................................................... 5 3 LAND USE & DEVELOPMENT PLAN ............................................................................................................. 6 3.1 NOTE ON PLAN TERMINOLOGY ............................................................................................................................ 6 3.2 PERMITTED USES .............................................................................................................................................. 6 3.2.1 Principal Uses ........................................................................................................................................... 6 3.2.2 Maximum Unit Yield and Affordable Housing Obligation ........................................................................ 6 3.2.3 Accessory Uses ......................................................................................................................................... 6 3.3 PARKING STANDARDS ........................................................................................................................................ 6 3.4 LOT AND BULK STANDARDS ................................................................................................................................. 7 3.5 BUILDING DESIGN ............................................................................................................................................. 7 3.5.1 Vertical Massing through Bays and Towers ............................................................................................. 7 3.5.2 Horizontal Massing and Articulation ....................................................................................................... 7 3.5.3 Doors ........................................................................................................................................................ 7 3.5.4 Building Materials and Detailing ............................................................................................................. 7 3.5.5 Screening and Enclosures ......................................................................................................................... 7 3.6 ACCESS AND CIRCULATION .................................................................................................................................. 8 3.7 LANDSCAPING................................................................................................................................................... 8 3.8 SIGNAGE ......................................................................................................................................................... 8 4 RELATIONSHIP TO DEVELOPMENT REGULATIONS AND OTHER PLANS ......................................................... 9 4.1 RELATIONSHIP TO THE BOROUGH OF PARAMUS ZONING ORDINANCE .......................................................................... 9 4.2 RELATIONSHIP TO MASTER PLANS OF ADJACENT MUNICIPALITIES ............................................................................... 9 4.3 RELATIONSHIP TO THE BERGEN COUNTY MASTER PLAN .......................................................................................... 10 4.4 RELATIONSHIP TO THE STATE DEVELOPMENT AND REDEVELOPMENT PLAN ................................................................. 11 5 REDEVELOPMENT ACTIONS ....................................................................................................................... 12 5.1 REDEVELOPMENT AGREEMENT .......................................................................................................................... 12 5.2 OUTLINE OF PROPOSED ACTIONS ....................................................................................................................... 12 5.3 PROVISION OF IMPROVEMENTS .......................................................................................................................... 12 5.4 PROPERTIES TO BE ACQUIRED ............................................................................................................................ 12 5.5 RELOCATION .................................................................................................................................................. 12 5.6 OTHER ACTIONS ............................................................................................................................................. 12 6 GENERAL PROVISIONS .............................................................................................................................. 13 6.1 AMENDMENT TO ZONING ORDINANCE AND MAP .................................................................................................. 13 6.2 REVIEW AND APPROVAL PROCESSES ................................................................................................................... 13 6.2.1 Planning Board Site Plan Review ........................................................................................................... 13 6.2.2 Requests for Deviations ......................................................................................................................... 13 6.2.3 Approval by Other Agencies ................................................................................................................... 13 6.3 ADVERSE INFLUENCES ...................................................................................................................................... 14 6.4 NON‐DISCRIMINATION ..................................................................................................................................... 14 2 6.5 DURATION OF THE PLAN ................................................................................................................................... 14 6.6 COMPLETION OF THE PLAN ............................................................................................................................... 14 6.7 SEVERABILITY ................................................................................................................................................. 14 6.8 PROCEDURE FOR AMENDING THE APPROVED PLAN ................................................................................................ 15 7 APPENDIX: CONCEPT PLANS ...................................................................................................................... 16 TABLE OF FIGURES FIGURE 1: LOCATION .......................................................................................................................................... 3 FIGURE 2: AERIAL CONTEXT ................................................................................................................................ 4 3 1 INTRODUCTION This Redevelopment Plan has been prepared for the property identified as Block 601, Lot 5 on the official tax maps of the Borough of Paramus, Bergen County, New Jersey (“Plan Area”). The property is a ±2.56 acre irregularly shaped lot commonly known as S 10 Route 17, located at the southeast corner of the interchange between Route 17 and Route 4. The Plan Area was formerly improved with a commercial building and associated surface parking lot. However, according to historic aerials, these improvements were removed circa 2006. Currently, the property is unmaintained, with remnants of utility infrastructure, a retaining wall, and debris on the site. The majority of the site is covered with overgrown vegetation, while several trees are present along the eastern property line and in the southwest corner of the property. The Plan Area is located adjacent to a mix of residential and commercial uses. Adjacent to the west, on the opposite side of Route 17, is the Garden State