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Newark-Pompton Turnpike Redevelopment Plan
BID #: 24001574A
ISSUED: 2/1/2025
DUE: TBD
VALUE: TBD
100
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Green Risk
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Executive Summary
The Borough of Riverdale, Morris County, NJ, is undertaking a redevelopment plan for the Newark-Pompton Turnpike area, specifically Block 26, Lots 21.01 and 21.03, encompassing approximately 3.7 acres. This plan aims to provide a framework for the redevelopment of the designated area, encouraging development to stimulate economic activity. The vision includes affordable housing, pedestrian-friendly neighborhoods, brownfield remediation, and visually compatible development. The redevelopment plan supersedes the prior zoning in accordance with New Jersey’s Local Redevelopment and Housing Law (N.J.S.A. 40A:12A-7.c).
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--- Document: Newark-Pompton Turnpike Redevelopment Plan Document --- d Newark-Pompton Turnpike Redevelopment Plan Block 26, Lots 21.01 and 21.03 Borough of Riverdale Morris County, NJ February 2025 Prepared for: Borough of Riverdale Morris County, New Jersey Colliers Engineering & Design 400 Valley Road, Suite 34 Mt. Arlington, NJ 07856 Main: 973-398-3110 Colliersengineering.com Newark-Pompton Turnpike Redevelopment Plan Block 26, Lots 21.01 and 21.03 Borough of Riverdale, Morris County, New Jersey Approved by the Planning Board on ____________________ Adopted by the Borough Council via Resolution #_____________, on ____________________ Project No. 24001574A Prepared by: _______________________________ Kristin J. Russell, AICP, PP License No. 33LI00585800 Acknowledgements Borough of Riverdale Mayor and Council Mayor Paul Carelli Council President Vincent Pellegrini Councilman Stephen Revis Councilman Mike Kheyfets Councilman Matt Oswald Councilman Dave Desai Councilman Paul A. Purcell Borough of Riverdale Planning Board Chairman Vice Chairman Class IV Member Class IV Member Class IV Member Class IV Member Class I Member Class II Member Class III Member Alternate #1 Alternate #2 Board Secretary Scott Trouse Warren Sheps Rick Malanga Michael Reilly Bobby Roberts Chris Scilingo Mayor Paul M. Carelli Sal Poli Council President Vincent Pellegrini Kevin Bulger James Talerico Stephanie Colella Table of Contents I. Introduction ............................................................................................................................ 1 II. The Need for Redevelopment.............................................................................................. 2 Local Redevelopment Housing Law Requirements ..................................................................................2 Authorization .....................................................................................................................................................3 III. Plan Vision and Goals .......................................................................................................... 3 Vision ...................................................................................................................................................................3 Goals and Objectives .......................................................................................................................................3 IV. Relationship to Local Objectives ........................................................................................ 4 2023 Master Plan Reexamination.................................................................................................................4 Consistency with Plans of Adjacent Communities ....................................................................................5 County Documents ..........................................................................................................................................5 State Documents ..............................................................................................................................................6 V. Redevelopment Plan ........................................................................................................... 10 A. Permitted Principal Uses ..................................................................................................................... 10 B. Permitted Accessory Uses ................................................................................................................... 10 C. Area & Bulk Requirements .................................................................................................................. 10 D. Affordable Housing Provision ............................................................................................................. 11 E. Parking & Loading .................................................................................................................................. 11 VI. Design Standards ............................................................................................................... 12 A. Building Design ...................................................................................................................................... 12 B. Signage ..................................................................................................................................................... 12 C. Walkways ................................................................................................................................................. 13 D. Shared Open Space .............................................................................................................................. 13 E. Landscaping, Fencing, and Buffers .................................................................................................... 13 F. Refuse ....................................................................................................................................................... 14 G. Lighting .................................................................................................................................................... 14 H. Stormwater Management ................................................................................................................... 14 VII. Implementation ................................................................................................................ 16 Properties to be Acquired ........................................................................................................................... 16 Effect of Plan ................................................................................................................................................... 16 Zoning Map Revision..................................................................................................................................... 16 Definitions & Standards ............................................................................................................................... 16 Conflict ............................................................................................................................................................. 16 Relocation Plan ............................................................................................................................................... 16 Tax Abatement Program .............................................................................................................................. 16 VIII. Amendments & Duration ................................................................................................ 17 Amendments to the Redevelopment Plan .............................................................................................. 17 Deviations from Redevelopment Plan Requirements ........................................................................... 17 Certificates of Completion & Compliance ................................................................................................ 17 Severability ...................................................................................................................................................... 17 IX. Review Procedures............................................................................................................. 18 Recommendations for Redevelopment Agreement Provisions ......................................................... 18 Selection of Redeveloper ............................................................................................................................. 18 Processes ........................................................................................................................................................ 18 Escrows ............................................................................................................................................................ 19 X. Appendix .............................................................................................................................. 20 Appendix A | Newark-Pompton Turnpike Redevelopment Area Map .............................................. 20 Appendix B | Resolutions ............................................................................................................................ 21 Newark-Pompton Turnpike Redevelopment Plan pg. 1 I. Introduction This “Newark-Pompton Turnpike Redevelopment Plan” is prepared for the designated Area in Need of Redevelopment (“Redevelopment Area”) within the Borough of Riverdale, Morris County, New Jersey. The Redevelopment Area is located at 79 Newark-Pompton Turnpike and 83 Newark-Pompton Turnpike, and is approximately 3.7 acres in size. The area context is composed of a combination of commercial uses, civic buildings and single-family detached homes. The redevelopment area consists of two parcels: • Block 26, Lot 21.01 • Block 26, Lot 21.03 Figure 1: Redevelopment Area, tax map excerpt Newark-Pompton Turnpike Redevelopment Plan pg. 2 II. The Need for Redevelopment Local Redevelopment Housing Law Requirements This document has been prepared in accordance with Section 7 of the LRHL, which requires redevelopment plans to include an outline for the planning, development, redevelopment or rehabilitation of the project area sufficient to indicate the following: 1. Its relationship to definite local objectives as to appropriate land uses, density of population, improved traffic and public transportation, public utilities, recreational and community facilities and other public improvements. 2. Proposed land uses and building requirements in the project area. 3. Adequate provision for the temporary and permanent relocation, as necessary of residents in the project area, including an estimate of the extent to which decent, safe and sanitary dwelling units affordable to displaced residents will be available to them in the existing housing market. 4. An identification of any property within the redevelopment area, which is proposed to be acquired in accordance with the redevelopment plan. 5. Any significant relationship of the redevelopment plan to the master plan of contiguous municipalities, the master plan of the county, and the State Development and Redevelopment Plan. 6. As of the date of the adoption of the resolution finding the area to be in need of redevelopment, an inventory of all housing units affordable to low- and moderate-income households that are to be removed as a result of implementation of the redevelopment plan, whether as a result of subsidies or market conditions, listed by affordability level, number of bedrooms, and tenure. 7. A plan for the provision, through new construction or substantial Redevelopment of one comparable, affordable replacement housing unit for each affordable housing unit that has been occupied at any time within the last 18 months, that is subject to affordability controls and that is identified as to be removed as a result of implementation of the redevelopment plan. Displaced residents of housing units provided under any State or federal housing subsidy program, or pursuant to the “Fair Housing Act,” provided they are deemed to be eligible, shall have first priority for those replacement units provided under the plan; provided that any such replacement units shall not be credited against a prospective municipal obligation under the “Fair Housing Act,” if the housing unit which is removed had previously been credited toward satisfying the municipal fair share obligation. To the extent reasonably feasible, replacement housing shall be provided within or in close proximity to the redevelopment area. A municipality shall report annually to the Department of Community Affairs on its progress in implementing the plan for provision of comparable, affordable replacement housing required pursuant to this section. 8. Proposed locations for public electric vehicle charging infrastructure within the project area in a manner that appropriately connects with an essential public charging network. Newark-Pompton Turnpike Redevelopment Plan pg. 3 Authorization On June 3, 2013, the Borough Council reviewed the findings of an Area in Need of Redevelopment Study and Planning Board recommendation, and found that the Block 26, Lot 21.03 Study Area qualified as In Need of Redevelopment. The Borough Council, pursuant to N.J.S.A 40A:12A-14, adopted the Area in Need Study by way of Resolution #49-2013. Similarly, on March 27, 2024, the Borough of Riverdale Council adopted Resolution #66-2024, authorizing the Planning Board to undertake a preliminary investigation as to whether Block 26, Lot 21.01 (“Study Area”) can be designated as an area in need of redevelopment. On October 3, 2024, the Planning Board reviewed the Area in Need of Redevelopment Study on the findings of that report, and found that the Study Area qualified as In Need of Redevelopment. The Board recommended approval to the Borough Council pursuant to N.J.S.A 40A:12A-14, and on October 23, 2024, the Borough Council adopted the Area in Need Study by way of Resolution #134-2024. This redevelopment plan for the two adjacent Areas designated “in Need of Redevelopment” provides a framework for the redevelopment of the subject properties, setting forth standards and guidelines for land uses and design of said development. III. Plan Vision and Goals Vision The intent of this redevelopment plan is to provide a framework for the redevelopment of the redevelopment area. The redevelopment plan seeks to achieve the goals and objectives of encouraging development to stimulate economic activity. Goals and Objectives Goal 1: Provide for affordable housing to meet the needs and requirements of eligible families through the implementation of the Borough’s Affordable Housing policies, plans and goals. Goal 2: Ensure that neighborhoods are more pedestrian friendly with easy access and physical linkages or connections to non-motorized transportation infrastructure including sidewalks, trails, pathways, and designated bike lanes to promote non-emission producing forms of transportation. Goal 3: Promote brownfield remediation. Goal 4: Advance redevelopment that is compatible in appearance with and visually related to the surrounding area. Newark-Pompton Turnpike Redevelopment Plan pg. 4 IV. Relationship to Local Objectives In addition to this redevelopment plan’s specific goals and objectives, the LRHL requires that a redevelopment plan indicate its relationship to definite local objectives regarding land uses, population density, traffic and public transportation, public utilities, recreational and community facilities, and other public improvements. This will ensure that the goals and objectives of the redevelopment plan are consistent with or will support the broader community-wide goals of the Riverdale Master Plan, the master plans of contiguous municipalities, the master plan of Morris County, and the State Development and Redevelopment Plan. This is a requirement of the LRHL intended to link redevelopment planning to regional planning goals and objectives. 2023 Master Plan Reexamination The Borough adopted their most recent Master Plan Reexamination on August 11, 2023, updating the 2008 Master Plan to align with current conditions, goals, and vision. An existing land issue identified in this Reexamination is specific to a portion of the Redevelopment Plan Area, stating: The Borough is currently working with Habitat for Humanity on plans for the redevelopment of 83 Newark Pompton Turnpike with a multifamily housing project for 31 affordable dwelling units. The site, acquired by the Borough in 2015, was declared an area in need of redevelopment and a redevelopment plan is being prepared for two- and three-story buildings. The Reexamination goes on in its Land Use Opportunities section to note that 83 Newark Pompton Turnpike “is envisioned to transition from its current PO land use designation to a new affordable housing zone compatible with the Habitat for Humanity project,” and identifies this property as a future Redevelopment Plan site. The following goals from the 2008 Master Plan are included and are relevant to the subject site: • Consider restrictions on impervious coverage for new development and redevelopment. • Encourage tree planting and native forms of vegetation enhance wildlife habitat, reduce erosion, and reduce pollution. New goals added relevant to the subject site are: • Create high quality, livable places in the Borough. • Prioritize redevelopment sites and infill opportunities for economic growth. • Encourage redevelopment design features for a compatible appearance to blend with, and complement, the surrounding area. Design features incorporating brick or stone masonry, ornamental fencing, integrated landscape plantings, natural colors and quality materials advance this objective. • Site layout, including building and parking lot orientation, should consider the visual relationship of the development to the surrounding area. Exterior building appearance, Newark-Pompton Turnpike Redevelopment Plan pg. 5 roof line, rooftop appurtenances, signage, lighting and circulation should be configured to avoid detrimental impacts on the neighborhood. • Limit curb cuts to provide more efficient circulation flow along roadways. • Encourage connections by driveway consolidation and agreements for cross access. • Provide electric vehicle charging stations in an aesthetic and appropriate manner. Consistency with Plans of Adjacent Communities Riverdale adjoins Pequannock, Kinnelon, and Butler to the south and west, and Bloomingdale and Pompton Lakes in Passaic County to the north and east. Of these, Pompton Lakes is the closest, at approximately 1,500 feet east “as the crow flies” from the redevelopment area. Pompton Lakes Master Plan There is no direct road connection from the Redevelopment Plan Area to Pompton Lakes. The Redevelopment Area is separated from Pompton Likes by a disused rail corridor (an eventual trail), the I Industrial Zone, the IM/F-O (multifamily overlay) zone, and the Pequannock River with a significant wooded buffer. The area of Pompton Lakes closest to the Redevelopment Plan Area is zoned R-4 residential (detached single-family district). Pompton Lakes’ most recent Master Plan was adopted in 2017, and nothing in this report is inconsistent with this Redevelopment Plan. County Documents 2020 Morris County Land Use Element The most recent Land Use Element completed by Morris County was adopted by the Morris County Planning Board in 2020. The content of this element does not address the redevelopment area; however, the goals and objectives outlined in the document can be applicable to future development on site. Such goals and objectives are: Goal #1: The creation of balanced and diverse economic and housing opportunities − The element encourages “the creation of balanced and diverse economic and housing opportunities suitable to meet the economic, employment and housing needs of Morris County, consistent with the local determination of appropriate land use and community character, coordinated with infrastructure capability and the protection of environmental resources” (Chapter 5, Page 1). − Future development on the subject site would align with this goal. Goal #5: Greater integration of land use and transportation planning − “Advocate for greater integration of land use and transportation planning to reduce traffic congestion, expand public transit use and increase the availability of alternative modes of transportation” (Page 1). − The NJ Transit 194 bus travels along Newark-Pompton Turnpike, allowing for alternative modes of transportation. Policy Objective #1: Promote the continued revitalization and redevelopment of the County’s established downtown centers and commercial corridors. Newark-Pompton Turnpike Redevelopment Plan pg. 6 Policy Objective #2: Encourage compact development patterns, cluster development, and infill development, consistent with local goals, to reduce sprawl, mitigate environmental impacts, and to make improved utility and transportation infrastructure feasible and economical. Policy Objective #3: Minimize Greenfield development where possible, prioritize redevelopment of Brownfield sites, Grayfield sties, obsolete land uses and other previously developed sites. Policy Objective #6: Support the creation of diverse housing types that meet the needs of all age groups, income levels and lifestyles. Policy Objective #7: Encourage higher density and mixed-use developments in downtown areas, near public transit, consistent with infrastructure availability and community goals. State Documents 2001 State Development and Redevelopment Plan (SDRP) The most recent State Plan was adopted in 2001. It should be noted that the State of New Jersey did prepare a revision to the 2001 Plan entitled the State Strategic Plan, but it was never adopted. The 2001 Plan contains eight State-wide goals.1 This redevelopment plan could advance four of these goals: Goal #3 – Promote Beneficial Economic Growth, Development and Renewal for all Residents of New Jersey Goal #4 – Protect the Environment, Prevent and Clean Up Pollution Goals #7 – Preserve and Enhance Areas with Historic, Cultural, Scenic, Open Space and Recreational Value Goals #8 – Ensure Sound and Integrated Planning and Implementation Statewide The 2001 Plan also included a State Plan Policy Map to guide future growth into compact areas and to protect the environs of the State. This Map identifies the redevelopment area as Planning Area 1 – Metropolitan Planning Area. The intent of this Planning Area is to: Provide for much of the State’s future redevelopment; Revitalize cities and towns; Promote growth in compact forms; Stabilize older suburbs; Redesign areas of sprawl; and Protect the character of existing stable communities.2 This redevelopment plan would meet the intent of Planning Area 1. Within the Riverdale Borough Master Plan document, it is stated that “the reclamation of the Riverdale Quarry is consistent with New Jersey State-led Smart Growth principles that 1 https://www.nj.gov/state/bac/planning/state-plan/overview/ last accessed October 30, 2024. 2 https://nj.gov/state/planning/state-plan.shtml, accessed October 30, 2024. Newark-Pompton Turnpike Redevelopment Plan pg. 7 encourage infill development in previously developed communities, including Brownfield sites and environmental reclamation areas.” (Chapter III, Page 12) 2008 Highlands Regional Master Plan The Highlands Region encompasses 88 municipalities, including Riverdale. The Regional Master Plan (“RMP”) seeks to evaluate how best to protect the natural and cultural resources of the Highlands Region while striving to accommodate a sustainable economy.3 Nothing within this RMP specifically addresses the Redevelopment Area. However, the overall Plan does stress smart growth principles and encourages redevelopment. The redevelopment area is entirely located in the Highlands Planning Area and the Existing Community Zone (“ECZ”) land capability use. The RMP provides many goals, policies, and objectives to guide the development in the Highlands Region. The following goals, policies, and objectives of the RMP would be advanced by the redevelopment of the subject Area. Goal 5A: Provision of safe and efficient mobility within the highlands, and between the highlands and destinations outside of the region. − Policy 5A4: To provide for safe and efficient pedestrian connections including features such as sidewalks, proper lighting, signage, shelters, and green street initiatives consistent with the NJDOT’s Pedestrian Safety Initiative. Goal 6A: Use the Highlands Land Use Capability Series as a framework for determining the character, location, and magnitude of new growth and development in the Highlands region. − Policy 6A1: To use the LUCM Series as a geographic framework for land use planning and management within the Highlands Region. Goal 6F: Support of compact development, mixed-use development, and redevelopment and maximization of water, wastewater, and transit infrastructure investments for future use of land and development within the ECZ. − Policy 6F1: To promote compatible development and redevelopment within the ECZ. − Policy 6F2: To promote the restoration and redevelopment of brownfields, particularly those located in or adjacent to transportation corridors or transit stations. In cases where redevelopment is not appropriate, encourage “brownfield to greenfield” approaches. − Policy 6F3: To ensure that development activities within the ECZ are subject to standards and criteria which ensure that development and redevelopment incorporate smart growth principles and do not adversely affect natural resources. − Policy 6F4: To ensure that development and redevelopment within the ECZ are served by adequate public facilities including water supply, wastewater treatment, transportation, educational, and community facilities. 3 https://www.nj.gov/njhighlands/master/rmp/final/highlands_rmp_112008.pdf, accessed October 3, 2024. Newark-Pompton Turnpike Redevelopment Plan pg. 8 − Policy 6F5: To ensure that development and redevelopment in the ECZ are compatible with existing community character. − Policy 6F7: To encourage redevelopment in the ECZ as a means to relieve development pressure from more environmentally sensitive areas. Goal 6H: Guide development away from environmentally sensitive and agricultural lands and promote development and redevelopment in or adjacent to existing developed lands. − Policy 6H4: To promote compatible growth opportunities that include infill development, adaptive reuse, redevelopment, and brownfields redevelopment in existing developed areas. − Policy 6H5: To promote land uses which create a sense of place with attractive, walkable neighborhoods that support community connectivity of developed lands and community facilities. − Policy 6H8: Regional growth, where accepted through local planning and regulations, should identify opportunities to maximize land use intensity while protecting natural features and community character. Goal 6J: Accommodation of regional growth and development needs through the reuse and redevelopment of previously developed areas, including brownfields, grayfields, and underutilized sites. − Policy 6J2: To encourage redevelopment in the ECZ in the Planning Area of brownfields, grayfields, and other previously developed areas that have adequate water, wastewater, transportation capacity, and are appropriate for increased land use intensity or conversion to greenfields, as approved through Plan Conformance or the Highlands Redevelopment Area Designation process. Goal 6K: Concentrate residential, commercial, and industrial development, redevelopment, and economic growth in existing developed areas in locations with limited environmental constraints, access to existing utility, and transportation infrastructure. − Policy 6K1: To promote the redevelopment of brownfields, grayfields, and other previously developed areas in a manner consistent with the goals and requirements of the Plan. Goal 6O: Market-rate and affordable housing sufficient to meet the needs of the highlands region within the context of economic, social, and environmental considerations and constraints. − Policy 6O3: To promote, where appropriate and permitted by the Land Use Capability Zone, affordable housing within new residential and mixed use development, redevelopment, or adaptive reuse projects. − Policy 6O4: To encourage the targeting of new housing to areas with compatible existing densities and within walking distance of schools, employment, transit, and community facilities and services. − Newark-Pompton Turnpike Redevelopment Plan pg. 9 2009 Highlands Initial Assessment Report for the Borough of Riverdale This report summarized the 2008 Riverdale Borough Master Plan and recommended actions that the borough must take in order to remain consistent with the Highlands Regional Master Plan goals, policies, and objectives relating to smart growth and low impact development. The content of this assessment does address housing, stating: …the Housing Elements and Fair Share Plans prepared for Riverdale over the years have addressed the Borough’s fair share affordable housing obligation for COAH’s first, second and third rounds. The Borough received substantive certification of its first round on May 1, 1991, for the period of 1987 to 1993. On November 3, 1999, the Borough received its substantive certification for the second round. COAH adopted new rules in November 2004 for the implementation of their third round methodology, but these rules were subsequently determined, through litigation, to require modification. A new set of revised Third Round rules were adopted in 2008. Riverdale, due to its participation in Highlands Plan Conformance, was granted an extension to prepare a new Housing Element and Fair Share Plan. The Borough must prepare and adopt a new housing plan no later than December 8, 2009. Newark-Pompton Turnpike Redevelopment Plan pg. 10 V. Redevelopment Plan This chapter of the Newark-Pompton Turnpike Redevelopment Plan provides the land use requirements to allow for the redevelopment of the Redevelopment Area. The provisions of the Newark-Pompton Turnpike Redevelopment Plan shall supersede the prior zoning in accordance with New Jersey’s Local Redevelopment and Housing Law (N.J.S.A. 40A:12A-7.c). A. Permitted Principal Uses 1. Midrise Apartments B. Permitted Accessory Uses 1. Tenant amenities. 2. Tenant community or meeting space. 3. Office and employee space customary and incidental to the permitted use. 4. Off-street surface or structured parking and loading. 5. Signs. 6. Fences and walls. 7. Community centers or maintenance buildings. C. Area & Bulk Requirements 1. Multiple structures shall be permitted on a single lot, serving as a campus or cluster-style development. 2. Minimum lot area: 1 acre 3. Minimum lot width: 140 feet 4. Minimum lot depth: 150 feet 5. Setbacks of principal structure(s): a. Required from Newark- Pompton Turnpike: 33 feet b. Minimum rear yard setback – 20 feet c. Minimum side yard setback: 15 feet d. Minimum building setback from internal streets, driveways, and parking areas: 10 feet 6. Minimum distance between buildings: 35 feet 7. Maximum building coverage: 35% 8. Maximum impervious coverage: 70% 9. Maximum residential building height: a. Within 150 feet of Newark- Pompton Turnpike i. 35 feet ii. 2 stories b. Beyond 150 feet of Newark- Pompton Turnpike i. 50 feet ii. 3 stories 10. Accessory structures, generally. a. Accessory structures shall be prohibited in front yards. b. No accessory structure shall be closer to any lot line than 5 feet nor taller than 14 feet, except community buildings as regulated below. 11. Accessory community building a. Setbacks shall be the same as those required for principal structures. b. Maximum height i. 25 feet ii. 1 story Newark-Pompton Turnpike Redevelopment Plan pg. 11 iii. Alternatively, a community space may be located on the ground floor of a residential building. D. Affordable Housing Provision 1. Affordable Housing shall be provided in accordance with the Borough’s 2019 Housing Element & Fair Share Plan. 2. All affordable housing units shall comply with the Fair Housing Act (N.J.S.A. 52:27D-301 et seq.) and shall be deed restricted for a minimum of forty (40) years. 3. All affordable housing units shall comply with the Uniform Housing Affordability Controls (N.J.A.C. 5:80-26.1 et seq.) including but not limited to bedroom distribution, income distribution, phasing, marketing, etc. E. Parking & Loading 1. Minimum vehicle parking stalls required: a. Studio and 1-bedroom units: 1 space per unit b. Units with 2 or more bedrooms: 2 spaces per unit 2. Surface parking site design a. Minimum drive aisle and parking stall setbacks from any lot line: 8 feet i. No setback shall be required when shared parking across lot lines is provided. b. No parking area shall be within the permitted front yard setback area. c. Minimum passenger vehicle parking stall dimensions: 9 feet by 18 feet. 3. Driveways and aisles: a. A single point of vehicular access from Newark-Pompton Turnpike for the two parcels shall be encouraged. b. Minimum passenger vehicle parking lot aisle width: i. Serving parallel parking spaces: 10 feet. ii. Serving 90-degreeparking spaces: 24 feet. 4. Electric Vehicle charging. As required by the State of New Jersey P.L. 2021, c.171, (N.J.S.A. 40:55D-66.20), Electric Vehicle (EV) charging is required as follows: a. The property owner must prepare as Make-Ready parking spaces at least 15 percent of the required off- street parking spaces and install electric vehicle supply equipment (EVSE) in at least one-third of the 15 percent of Make-Ready parking spaces. b. Within three years following the date of the issuance of the certificate of occupancy, the property owner shall install EVSE in an additional one-third of the original 15 percent of Make-Ready parking spaces. c. Within six years following the date of the issuance of the certificate of occupancy, the property owner shall install EVSE in the final one-third of the original 15 percent of Make-Ready parking spaces. d. Throughout the installation of electric vehicle supply equipment in the Make-Ready parking spaces, at least five percent of the electric vehicle supply equipment shall be Newark-Pompton Turnpike Redevelopment Plan pg. 12 accessible for people with disabilities. e. In lieu of installing Make-Ready parking spaces, a parking lot or garage may install electric vehicle supply equipment to satisfy the requirements of this subsection. f. All parking spaces with EVSE and Make-Ready equipment shall be included in the calculation of minimum required parking spaces required herein. g. A parking space prepared with EVSE or Make-Ready equipment shall count as two parking spaces for the purpose of complying with a minimum parking space requirement. This shall result in a reduction of no more than 10 percent of the total required parking. h. All parking space calculations for EVSE and Make-Ready equipment shall be rounded up to the next full parking space. 5. Project must comply with all ADA regulations. 6. Loading: a. Each site shall have one loading space for deliveries and moving needs, which shall be a minimum of 10 feet by 18 feet in size. VI. Design Standards The purpose of the guidelines in this Section are to provide direction in the design and implementation of this Plan. A. Building Design 1. Rooflines a. Roofs shall be of a peaked design with gables or hips, and shall be broken up with techniques such as sheds, dormers, or cross gables to reduce the overall appearance of width from the public right- of-way. 2. Building facades a. Monotonous uninterrupted expanses of walls shall be avoided. Facade articulations such as material or color variation, recesses, or projections shall be used to add texture and detail. b. Façade projections of bays, cantilevers, or other ornamental design may encroach into a required setback no more than two feet. 3. Private outdoor space a. All residential units which are counted toward any affordable housing obligation shall be provided private outdoor space, either by way of a deck, patio, porch, or balcony with a minimum of 45 square feet. b. Fifty percent of all market rate units shall be provided private outdoor space, either by way of a deck, patio, porch, or balcony with a minimum of 45 square feet. c. Patios at grade may encroach into any required side or rear yard setback by a maximum of four feet. B. Signage 1. Signage shall comply with municipal code §168-27, Signs, unless otherwise modified herein. Newark-Pompton Turnpike Redevelopment Plan pg. 13 2. One freestanding ground sign shall be permitted at the driveway entrance(s) and shall meet the following requirements: a. Total freestanding sign area shall not exceed thirty (30) square feet. b. The sign area shall not exceed four (4) feet in height plus a two-foot base for a total of six (6) feet measured from the grade at its base. Grade shall not be artificially raised to create a taller sign. c. Sign may be two-sided, though sign area shall be based on the dimension of one side. d. The sign shall be located no closer than ten (10) feet to the property line. 3. Sign illumination a. Signs may be externally illuminated, provided that said lighting is shielded to prevent glare or direct view of the light source and does not shine on any adjacent properties causing a hazard or nuisance. C. Walkways 1. Walkways shall be provided from passenger vehicle parking lots to entryways in accordance with municipal code §149-51.C. 2. A sidewalk shall connect the site to sidewalks on Newark-Pompton Turnpike. 3. Walkways and sidewalks shall have a minimum width of 4 feet. D. Shared Open Space 1. Lot 21.03 a. An outdoor amenity space with a minimum area of 2,500 square feet shall be provided for the use of residents. This may include playground equipment, sports courts, picnic tables, or other features. b. Walkway required. i. A paved pedestrian walkway shall be provided through the site, connecting to the public sidewalk at the Newark- Pompton Turnpike frontage and extending to the rear of the property. ii. Accommodation shall be provided for a future connection to the rail trail planned at the adjacent property to the rear. E. Landscaping, Fencing, and Buffers 1. All portions of the properties not utilized by buildings or paved surfaces shall be landscaped, with a combination of fencing, shrubbery, lawn area, ground cover, rock formations, trees, and native plantings. A complete site plan showing all proposed planting shall be required for review and approval by the Planning Board. 2. Landscaping shall adhere to the municipal code §149-52, with the exception of requirements pertaining to buffer depth, modified herein. 3. A landscaped buffer shall be provided along all side lot lines. A dense row of evergreen shrubs at least four feet high at planting and 5 feet deep is required. This requirement shall not be imposed where a shared driveway is proposed. Newark-Pompton Turnpike Redevelopment Plan pg. 14 4. All HVAC and mechanical equipment shall be surrounded by vegetative screening or other means of concealment to minimize visibility. 5. Parking lot landscaping a. Surface parking lots with more than 20 parking spaces shall provide 150 contiguous square feet of landscaped area for each 20 spaces. b. This landscaping requirement may be provided anywhere within or as endcaps to the parking area, however perimeter landscaping strips shall not count toward this requirement. c. Each landscaped area under this requirement shall include a minimum of one tree and groundcover. d. No parking row shall be more than 20 stalls long without a landscaped break. 6. Landscaping shall be provided at the site vehicular entrance and at the base of the permitted sign. 7. Any landscaping which is not resistant to the environment or dies within 2 years of planting shall be replaced by the developer. 8. Fences and walls shall be permitted along the Redevelopment Area perimeter in accordance with §168-34. F. Refuse 1. Refuse storage shall be inside buildings to the greatest extent practical. 2. Any storage of refuse outside buildings shall occur within dumpsters located on concrete pads and enclosed by a fence or masonry wall a minimum of 6’ in height. All refuse enclosures shall have access gates and/or doors. Refuse enclosures shall not be visible from any public right-of- way. G. Lighting 1. Adequate lighting fixtures for walks, steps, parking areas, driveways, streets and other facilities shall be provided at locations to provide for the safe and convenient use of the same. 2. Fixtures shall be situated and designed in keeping with the character of the development and shall be adequately shaded to screen windows of dwelling units, both off and on the development site, from direct and indirect light. 3. No flashing, intermittent, moving lights shall be permitted. 4. All lighting, including illumination levels, shall conform to the recommendations of the Borough Engineer. H. Stormwater Management 1. At the time of site plan, a stormwater management plan shall be required for review and approval by the Planning Board in consultation with the municipal engineer. 2. Stormwater management shall comply with municipal code §149- 53 and the adopted Municipal Stormwater Management Plan. 3. The design, construction, and maintenance of stormwater management measures shall be based upon the guidance provided by the current version of the NJ DEP Stormwater Best Newark-Pompton Turnpike Redevelopment Plan pg. 15 Management Practices Manual (“BMP Manual”). 4. Guidance provided in the BMP Manual shall be used for nonstructural stormwater management measures. 5. State DEP Stormwater Management Rules (N.J.A.C. 7.8) outlining procedures for the creation of Green Infrastructure BMPs for Groundwater Recharge and Stormwater Runoff Quantity shall be observed. 6. The range of stormwater measures can include: bioretention systems, vegetative swales and planting areas, pervious paving, and manufactured treatment devices. 7. The development shall consider how plantings can encourage infiltration of runoff by loosening compacted soils and returning the open areas of the site to a more regenerative landscape. Newark-Pompton Turnpike Redevelopment Plan pg. 16 VII. Implementation Properties to be Acquired This Redevelopment Plan encourages the owners of private properties situated within the Rehabilitation Area to apply for designation as a redeveloper in order to carry out redevelopment in accordance with this Plan. With the consent of the property owner, a contract purchaser may apply for redeveloper designation. As this Plan is based upon an Area in Need of Redevelopment designation, Section 16 of the Local Redevelopment and Housing Law generally provides that the redevelopment powers are available with the adoption of a redevelopment plan. The borough is not authorized to take or acquire private property by condemnation in furtherance of this redevelopment plan. Therefore, no private property is identified for acquisition other than through private sale between a willing buyer and seller. Effect of Plan Upon adoption, this Redevelopment Plan supersedes the existing zoning. Zoning Map Revision The Official Zoning Map of the Borough of Riverdale is hereby amended to create the Newark- Pompton Turnpike Redevelopment Plan Area, consisting of the designated blocks and lots: • Block 26, Lot 21.01 • Block 26, Lot 21.03 Definitions & Standards All terms or definitions shall rely on those set forth in municipal code §168-3, Definitions and Word Usage, unless otherwise modified herein. Any standards not addressed within this Redevelopment Plan shall rely on the applicable standards set forth in Chapter 168, Zoning, of the Borough of Riverdale. Conflict If any word, phrase, clause, section or provision of this plan, is found by a court or other jurisdiction to be invalid, illegal or unconstitutional, such word, phrase, section or provision shall be deemed severable and the remainder of the Redevelopment Plan shall remain in full force and effect. Relocation Plan No dislocation is anticipated with this plan. Tax Abatement Program By designating this area as An Area in Need of Redevelopment, the Borough of Riverdale has the authority to offer long-term (up to 30 years) tax exemptions as a financial incentive to encourage redevelopment of the area, in accordance with N.J.S.A. 40A:20.1 et seq. Newark-Pompton Turnpike Redevelopment Plan pg. 17 VIII. Amendments & Duration Amendments to the Redevelopment Plan This plan may be amended from time to time in accordance with the procedures of the LRHL. To the extent that any such amendment materially affects the terms and conditions of duly executed redevelopment agreements between one or more redevelopers and the Borough of Riverdale, the provisions of the Redevelopment Plan amendment will be contingent upon the amendment of the redevelopment agreement to provide for the Plan amendment. Deviations from Redevelopment Plan Requirements Variation from one or more of the specific development requirements set forth in this Redevelopment Plan may be necessary in certain circumstances for the effective redevelopment of the Redevelopment Area or to meet state or federal permit requirements. 1. The Planning Board may grant deviations from standards contained herein, which shall be considered analogous to variance relief pursuant to N.J.S.A. 40:55d-70(c) or design exceptions pursuant to N.J.S.A. 40:55d-51, provided that the Redeveloper satisfies the statutory criteria for such relief as set forth in the Municipal Land Use Law. 2. Deviations that would be analogous to use variance relief pursuant to N.J.S.A. 40:55d-70(d), shall require an amendment to the Redevelopment Plan in accordance with the procedures set forth in the Local Redevelopment and Housing Law. Any such amendment shall be conditioned upon a finding that such deviation would be consistent with and in furtherance of the goals and objectives of this Redevelopment Plan. Certificates of Completion & Compliance Upon the inspection and verification by the Mayor and Council that the redevelopment of a parcel subject to a Redevelopment Agreement has been completed, a Certificate of Completion and Compliance will be issued to the Redeveloper and such parcel will be deemed no longer in need of Redevelopment. This Redevelopment Plan will remain in effect until Certificates of Completion have been issued for the designated Area in Need of Redevelopment, or until the Redevelopment Plan is deemed no longer necessary for the public interest and repealed by Ordinance of the Mayor and Council. Severability The provisions of this Redevelopment Plan are subject to approval by Ordinance. If a Court of competent jurisdiction finds any word, phrase, clause, section, or provision of this Redevelopment Plan to be invalid, illegal, or unconstitutional, the word, phrase, clause, section, or provision shall be deemed severable, and the remainder of the Redevelopment Plan and implementing Ordinance shall remain in full force and effect. Newark-Pompton Turnpike Redevelopment Plan pg. 18 IX. Review Procedures Recommendations for Redevelopment Agreement Provisions While this Redevelopment Plan provides an outline for the redevelopment of the Area, the details of how the redevelopment will be implemented will need to be specified in a redevelopment agreement that is negotiated between the Borough and the redeveloper(s). No development application shall proceed to the Riverdale Planning Board for approval until after a redevelopment agreement is executed by the Borough of Riverdale in accordance with Section 9 of the Local Redevelopment and Housing Law. The Riverdale Mayor and Borough Council, acting as the Redevelopment Entity, may waive the requirement of a redevelopment agreement prior to site plan approval in circumstances that are in the public interest or where the financing of the redevelopment project is impacted. In addition, this Plan recommends the following provision be incorporated or addressed in the Redevelopment Agreement: 1. Ownership versus rental tenancy shall be addressed in the Redevelopment Agreement. 2. The Redeveloper shall be responsible for extending public water supply to the Area subject to the requirements of the water supply authority. 3. The Redeveloper shall obtain public wastewater allocation from the Borough of Riverdale and the Two Bridges Sewerage Authority sufficient to serve the proposed development and shall construct the necessary infrastructure to convey wastewater from the Redevelopment Area to the existing wastewater conveyance elements/infrastructure. Selection of Redeveloper In order to assure that the vision of this Redevelopment Plan will be successfully implemented in an effective and timely way so as to promptly achieve the public purpose goals of the Plan, the Mayor and Council, acting as the Redevelopment Entity, shall designate the redeveloper(s) for any redevelopment project within the Area. Processes 1. The Borough of Riverdale Mayor and Borough Council, acting as the Redevelopment Entity, shall review all proposed redevelopment projects within the Redevelopment Area to ensure that such project(s) is consistent with the Redevelopment Plan and relevant redevelopment agreement(s). Such review shall occur prior to the submission of the redevelopment project(s) to the Planning Board for site plan approval. 2. As part of its review, the redevelopment entity shall require the redeveloper(s) to submit proposed site plan applications to a subcommittee of the redevelopment entity prior to the submission of such applications to the Planning Board. Such subcommittee may include members of the redevelopment entity and any other Newark-Pompton Turnpike Redevelopment Plan pg. 19 borough staff and/or professionals as determined necessary and appropriate by the Mayor and Council. The subcommittee shall make its recommendations to the full redevelopment entity to grant the redeveloper authorization to proceed to the Planning Board for development approval. 3. In undertaking its review, the redevelopment entity shall determine whether the proposal is consistent with this Redevelopment Plan and relevant redevelopment agreement(s). In addition, the review may address the site and building design elements of the project to ensure that the project adequately addresses the goals and objectives of the Plan. 4. Following this determination, all development applications shall be submitted to the Borough of Riverdale Planning Board through the normal site plan and subdivision procedures as outlined in N.J.S.A. 40:55D-1 et seq. 5. The Planning Board shall deem any application for site plan approval subject to this Redevelopment Plan incomplete if the proposed project is required by this Redevelopment Plan to be addressed through a redevelopment agreement with a designated redeveloper and the applicant has not been so designated by the redevelopment entity. Escrows At a minimum, the Redevelopment Agreement shall provide that the redeveloper shall be responsible to post sufficient escrows to cover any and all costs of the Borough and the professional consultants retained by the Borough to negotiate the redevelopment agreement, undertake any studies in connection with the project, review the proposed redevelopment project and advise the Borough on any and all aspects of the redevelopment process and as otherwise set forth in the redevelopment agreement. Newark-Pompton Turnpike Redevelopment Plan pg. 20 X. Appendix Appendix A | Newark-Pompton Turnpike Redevelopment Area Map Text Text Text Inset Cedar Street Cotluss Road Sonya Terrace Newark Pompton Turnpike 19.02 2 22.05 15.01 15.02 3.11 22.01 15 6 16 14 22.03 13.02 17 3.02 3.12 3.09 21.01 13 11 12 13.01 22.02 3.16 23 3.15 3.14 7.05 1 21.03 3.10 21.02 19.03 3.07 3.06 20.01 3.08 22.06 20.09 20.02 5.01 26 29 27 19 7.02 28 28 Project definition, funding requests, and data distribution by NJ Office of Information Technology, Office of GIS.Funding provided by: -NJ Department of Environmental Protection-NJ Office of Information Technology-NJ Department of Military and Veterans Affairs-NJ Office of Homeland Security and Preparedness-NJ Department of TransportationProject administration support provided by NJ Department of Environmental Protection.Contract and procurement by US Geological Survey.Principal operating contractor was Quantum Spatial, Inc. Quality Assurance by Woolpert, Inc, under contract to US Geological Survey. R:\Projects\2024\24001574A\Project Information\Maps\241115_NEW_redevelopment_area_map_B26_L21.03_and_L21.01.mxd NOTE: THIS MAP CONTAINS DATA FROM THE NJDEP, UNION COUNTY, AND NEARMAP (AERIAL DATE: OCTOBER 6, 2022), GIS DATABASES. THIS SECONDARY PRODUCT HAS NOT BEEN VERIFIED BY NJDEP AND IS NOT STATE OR COUNTY AUTHORIZED. Tax Map Borough of Riverdale, Morris County, New Jersey Redevelopment Area 0 50 100 150 200 25 Feet 1 inch = 37 feet November 2024 Legend Redevelopment Area Pequannock Township Riverdale Borough Butler Borough Pompton Lakes Borough Kinnelon Borough Bloomingdale Borough Wanaque Borough Text Text Text Inset Cedar Street Cotluss Road Sonya Terrace Newark Pompton Turnpike 19.02 2 22.05 15.01 15.02 3.11 22.01 15 6 16 14 22.03 13.02 17 3.02 3.12 3.09 21.01 13 11 12 13.01 22.02 3.16 23 3.15 3.14 7.05 1 21.03 3.10 21.02 19.03 3.07 3.06 20.01 3.08 22.06 20.09 20.02 5.01 26 29 27 19 7.02 28 28 Project definition, funding requests, and data distribution by NJ Office of Information Technology, Office of GIS.Funding provided by: -NJ Department of Environmental Protection-NJ Office of Information Technology-NJ Department of Military and Veterans Affairs-NJ Office of Homeland Security and Preparedness-NJ Department of TransportationProject administration support provided by NJ Department of Environmental Protection.Contract and procurement by US Geological Survey.Principal operating contractor was Quantum Spatial, Inc. Quality Assurance by Woolpert, Inc, under contract to US Geological Survey. R:\Projects\2024\24001574A\Project Information\Maps\241115_NEW_redevelopment_area_map_B26_L21.03_and_L21.01.mxd NOTE: THIS MAP CONTAINS DATA FROM THE NJDEP, UNION COUNTY, AND NEARMAP (AERIAL DATE: OCTOBER 6, 2022), GIS DATABASES. THIS SECONDARY PRODUCT HAS NOT BEEN VERIFIED BY NJDEP AND IS NOT STATE OR COUNTY AUTHORIZED. Aerial Map Borough of Riverdale, Morris County, New Jersey Redevelopment Area 0 50 100 150 200 25 Feet 1 inch = 37 feet November 2024 Legend Redevelopment Area Pequannock Township Riverdale Borough Butler Borough Pompton Lakes Borough Kinnelon Borough Bloomingdale Borough Wanaque Borough Newark-Pompton Turnpike Redevelopment Plan pg. 21 Appendix B | Resolutions Newark-Pompton Turnpike Redevelopment Plan pg. 22 Colliers Engineering & Design is a trusted provider of multi-discipline engineering, design and consulting services providing customized solutions for public and private clients through a network of offices nationwide. For a full listing of our office locations, please visit colliersengineering.com. Civil/Site • Traffic/Transportation • Governmental • Survey/Geospatial Infrastructure • Geotechnical/Environmental • Telecommunications • Utilities/Energy 1 877 627 3772
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