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THE LAND USE PLAN
RESIDENTIAL LAND USE
LOW-DENSITY (Five to Eight Families to the Acre).
There are a number of approaches to the handling of the problem of deteriorating housing in these two areas, as well as the prevention of deterioration in other areas. The first is to do nothing. An argument can be made that all residential areas in Teaneck have shown tremendous vitality in the past ten years. In the northeast area, east of Teaneck Road, since 1950, 518 new one-family dwelling units have been built. In the southeast area, which includes the deteriorating housing, in the same period 326 one-family units have been built. About one-third of the new one-family homes built during the 1951-1960 period have gone into these areas which, together, comprise about one-quarter of the residentially developed portions of the Township.
Unfortunately, these areas of incipient deterioration have not contracted and as these areas of the Township continue to fill in, the problem may become greater. Therefore, to expect a voluntary improvement of property or spontaneous redevelopment of the rundown homes in the long run is not warranted, despite the proven desirability of these areas at this time.
The Glenwood Avenue area, indicated on the land Use Plan as "A Future Neighborhood Design Study" will be the subject of a special study to be undertaken in the near future by the Planning Board. This course of action is desirable because: (1) There is some scattered, deteriorating housing in the area intermixed with higher quality housing; (2) An inefficient and deteriorating street system; and (3) A scattering of municipally owned parcels of land with questionable value as potential parkland. Thus the future pattern of land use and, moreover, the appropriate densities are subject to question. This design study will provide the basis for any change in zoning, the disposal of public lands and the provision of major improvements in the area.
MEDIUM-DENSITY (Twenty Families to the Acre). Garden Apartments and Town Houses.
Four specific factors have a bearing on the "need" for apartments in Teaneck;
With respect to the locational pattern of garden apartments, these last two factors played a key role in selecting the appropriate sites for additional apartment construction in the Township.
GARDEN APARTMENTS: Based upon extensive studies in northern New Jersey communities, two types of persons or families are likely to occupy garden apartment-type dwelling units. (1) Young married couples with no children or one or two pre-school age children, two-thirds of whom usually relocate to one-family residences when the children become of school age; and (2) Married couples over 45 whose children have left home and who prefer not to continue to maintain their private homes. The characteristics of the garden apartments as suggested under the proposed zoning ordinance include a maximum 2½ story height limitation, not more than 20 dwelling units per acre, a minimum of 30,000 square feet for the lot size, and subject to strict landscaping and design standards.
TOWN HOUSES: On two limited areas in the northern section of the Township, the provision of town houses as a possible alternative to conventional one-family homes is being suggested. With a recommended density of not more than five dwelling units per acre (which is, in fact, less than several of the one-family neighborhoods), and not more than five dwelling units in a group, such attached dwellings with intensively developed and enclosed outdoor living space offer an exciting new opportunity to create an attractively balanced suburban environment. In essence, they would not be unlike the much imitated but rarely duplicated community of Radburn. Although they have a potential appeal to the same basic population group as garden apartments, they more than likely would attract families with some children in Teaneck where the demand for one-family dwelling types is so great. The fact that town houses must attain a dignified status to insure their success, coupled with the provision of greater livability inherent in each unit attracts a higher income group than the average garden apartment.
HIGH-DENSITY (Thirty Families to the Acre).
COMMERCIAL LAND USE
The two main areas where there is a nominal concentration of commercial deterioration are (1) The Queen Anne Road-Fort Lee Road intersection and (2) The West Englewood Avenue section of the Plaza area, where a number of vacant stores are found.
Overall, the Land Use Plan represents a reduction in the amount of land to be used for commercial activities from that which is presently zoned. One significant area is the neighborhood center in the vicinity of the Queen Anne Road-Fort lee Road intersection. There is evidence of a gradual lack of appeal of this center, despite the popularity of several of the stores. Renewal of parts of the block between Fort lee Road and Degraw Avenue is needed. Yet, any intensification of commercial activities in this area would produce a serious traffic problem due to the expected increase of traffic on Degraw Avenue. Thus, a transition from scattered one-family homes and mixed commercial-residential uses to garden apartments is provided for.
The Land Use Plan establishes professional and commercial office areas. Restricting retail and other commercial activities, these areas would be for the exclusive development of professional offices, medical and dental clinics, business, governmental and utility company offices, banks and other financial institutions. This clustering effect is already occurring in several locations in Teaneck. Some of the recommended locations are particularly advantageous for this type of development in that they can be expected to be relatively low-traffic generating uses.
There is little doubt that both the Cedar lane and the Plaza shopping areas are generally burdened with visual unattractiveness and functional inefficiencies. As pleasant as it is to dream of pedestrian malls, greater consolidation of shops in one location, parking by every door and a prosperity which shines through every pane of glass, Teaneck should dream for more immediate and practical results--at least for the present. Some additional off-street parking can be established, obvious eyesores can be removed, signs and advertising can take on a more discriminating and tasteful appearance, street trees in either the sidewalk pavement or in planters can be installed, and the general attractiveness can be restored. Only after individual and collective organization between the business community and the Township can a more detailed plan evolve.
INDUSTRIAL LAND USE
Mixed concentration of industry and commercial activities is found in the area between Chestnut Avenue, Front Street and the West Shore Railroad. At present the area is far from realizing its economic potential. The Land Use Plan as well as the Circulation Plan partially attempts to create some of the conditions necessary for private actions to succeed in upgrading and generally redeveloping the area. The area will be established for exclusive industrial purposes and subject to the same rigid performance standards as the other existing industrial parks. The Circulation Plan recommends the extension of Windsor Road, in the long-rage future, and the construction of a new bridge linking Kipp Street and Vandelinda Avenue in the near future. Both proposals, if carried out, will greatly increase accessibility to this area. Teaneck has succeeded in attracting a small amount of highly selective light industry, particularly wholesaling and distribution activities. With Teaneck's strategic location in the local region, there' is reason to expect continued success on the part of Teaneck in receiving these industries.
Teaneck Public Library
840 Teaneck Road, Teaneck, NJ 07666
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