[HISTORY: Adopted by the Township Committee
of the Township of Lumberton as indicated in article histories. Amendments
noted where applicable.]
[Editor's Note: Additional redevelopment plans and amendments
may be found on the Disposition List.
[Adopted 4-6-1998 by Ord. No. 1998-14]
A.
It is the purpose and intent of this article to adopt
and expand upon a certain redevelopment plan recommended by the Lumberton
Township Planning Board in November 1997. This article is adopted
under the authority of N.J.S.A. 40A:12A-1 et seq., the Local Redevelopment
and Housing Law. This article, and the redevelopment plan adopted
herein, are intended to implement a series of redevelopment strategies
to overcome certain obstacles to the comprehensive improvement of
the Route 38 commercial corridor in order to improve the quality of
life of the residents of Lumberton Township. The primary thrust of
these strategies seek to remove bathers to new investment, business
and jobs creation; and to deliver a wide-range of community retail
services within the Route 38 redevelopment corridor. The Township
Committee ultimately hopes to improve not only commercial shopping
and industrial opportunities in Lumberton Township, but also housing
and employment opportunities and aesthetic improvements to the Route
38 commercial corridor.
B.
By Resolution No. 1997-110, adopted June 16, 1997,
the Lumberton Township Committee directed the Township Planning Board
to undertake an investigation to make certain determinations regarding
the establishment of a redevelopment area within the meaning of the
aforementioned Local Redevelopment and Housing Law. On or about October
13, 1997, John J. Lynch, P.P., A.I.C.P., Township Planner, issued
Memorandum No. 97-25 entitled "Delineation of Area in Need of Redevelopment."
This memorandum was prepared in response to the Township Committee's
Resolution No. 1997-110.
C.
On November 13, 1997, the Lumberton Township Planning
Board conducted a hearing to consider the creation of a proposed redevelopment
area pursuant to the criteria established at N.J.S.A. 40A:12A-1 et
seq. Said hearing was conducted pursuant to all notices required by
law. On December 9, 1997, the Lumberton Township Planning Board adopted
Resolution No. 1997-54, entitled "Resolution Adopting a Redevelopment
Plan," which incorporated by reference the Planner's Memorandum No.
97-25 aforementioned. The Lumberton Township Committee has now reviewed
said memorandum, as well as a supplemental memorandum from the Township
Planner, Memorandum No. 97-31 dated December 11, 1997. As a result,
the Township Committee is prepared to adopt this redevelopment plan
for the Township of Lumberton in accordance with the aforementioned
statutes.
The Township Committee hereby finds and determines
that the specifically delineated project area, as shown on the map
attached to this article as Schedule A,[1] is an area in need of redevelopment as defined in N.J.S.A.
40A:12A-5, and further concludes that the Township Planning Board
has met its obligation to follow the criteria set forth in that statute
prior to making said recommendation.
A.
The area in need of redevelopment is generally identified
as consisting more or less of those lands surrounding that portion
of Route 38 lying in the B-1 and B-2 Zoning Districts, and the I-1
Industrial area lying north of Route 38 in the vicinity of Maple Avenue.
The area stretches east to west from Eayrestown Road to the Lumberton/Hainesport
boundary and is located in the northernmost portion of the municipality.
B.
Those parcels along County Route 541/North Main Street
from the bridge traversing the south branch of the Rancocas Creek
just north of Edward Street and south of Pointe Street, to that point
just south of the intersection of Route 33 and Main Street which is
the boundary of the existing redevelopment area; and the area along
Route 38 beyond the boundary of the existing redevelopment area to
the boundary of Lumberton Township near the Smithville Road area;
all as more accurately reflected on the attached Exhibit A[2] showing the existing redevelopment area and the proposed
redevelopment areas.
[Added 1-19-1999 by Ord. No. 1999-1]
[2]
Editor's Note: Said Schedule A is on file
in the Township offices.
C.
Those areas along County Route 541, from Route 38
to the County Route 541/Main Street intersection (across from Bobby's
Run Boulevard), and specifically, although not by way of limitation,
including all the land on both sides of Route 541 between those two
terminus points, and generally known as Block 15, Lot 6.01; Block
15.03, Lots 1 and 2; Block 15.04, Lots 1 and 2.01; or as more accurately
reflected on the attached Schedule A[3] showing the existing redevelopment area and the proposed
redevelopment areas.
[Added 12-6-199 by Ord. No. 199-25]
[3]
Editor's Note: Said Schedule A is on file
in the Township offices.
D.
Block 19.58, Lots 1 and 2; Block 20, Lot 16.04; and
Block 20.03, Lot 13.
[Added 7-21-2003 by Ord. No. 2003-6]
[1]
Editor's Note: Said Schedule A is on file
in the Township offices.
A.
Planning Board recommendations. The Township Committee
hereby adopts by reference, and incorporates the same herein as if
set forth at length, the Planning Board's Resolution No. 1997-54 and
the Township Planner's Memorandum No. 97-25. In adopting said recommendations,
the governing body hereby declares and determines that same meet the
criteria, guidelines and conditions set forth at N.J.S.A. 40A:12A-7;
that they provide realistic opportunities for redevelopment in said
area when combined with other initiatives set forth in this article;
and that, when combined with the balance of this article, are otherwise
in conformance with the provisions of the Local Redevelopment and
Housing Law, N J.S.A. 40A:12A-1 et seq.
B.
Supplemental provisions to redevelopment plan.
(1)
Planner's Memorandum 97-31. In addition to the recommendations
and comments contained in the Planner's Memorandum No. 97-31, the
Township Committee also incorporates the Planner's recommendations
in Memorandum No. 97-31, dated December 11, 1997, subject however
to the following caveat: the recommendation for the establishment
of a special improvement district (SID) is not incorporated into this
redevelopment plan. The Township Committee reserves the right at some
point in the future, however, to amend this plan to incorporate such
a concept.
(2)
Goals and objectives of Route 38 commercial corridor
redevelopment area. The Redevelopment and Housing Law provides that
no redevelopment project shall be undertaken except in accordance
with a redevelopment plan adopted by ordinance. The redevelopment
plan is required to indicate its relationship to definite local objectives
as to appropriate land uses, density of population and improved traffic
and public transportation, public utilities, recreation and community
facilities and other public improvements. The following are the goals
and objectives of the Route 38 commercial corridor redevelopment area:
(a)
A broad range and variety of commercial and
industrial services should be available to Lumberton Township residents
and visitors along the Route 38 commercial corridor, providing essential
goods and services locally, rather than relying on commercial services
at remote locations.
(b)
The Route 38 commercial corridor should function
as a hub of community activity and as the Township's essential place
for shopping, cultural and other leisure activities which will attract
visitors and residents to the Route 38 commercial corridor.
(c)
Aesthetic improvements throughout the redevelopment
area should result in an architecturally attractive, physically and
visually uncluttered, clean and landscaped environment.
(d)
Traffic improvement should provide safe, improved
access for all modes of travel.
(e)
Retail development which promotes tourism to
the Route 38 commercial corridor redevelopment area is desirable and
should be encouraged.
(f)
The core of business establishments offering
basic goods and services should be improved and expanded. Residents'
needs for such items as groceries, apparel, household supplies, personal
and medical services should be provided in an attractive environment
that is clean and safe.
(g)
A unifying architectural theme should be developed
to improve the appearance of buildings and surroundings. Facade improvements
to existing buildings and the construction of new structures should
follow the architectural theme to the greatest extent achievable.
(h)
Standards should provide for attractive signage,
consistent with aesthetic and architectural themes. Signage should
be scaled to appropriate sizes, heights and placement which complements
the Route 38 commercial corridor character and eliminates clutter.
(i)
Roadways, parking areas and sidewalks throughout
the Route 38 commercial corridor redevelopment area should be well
marked, lit and landscaped to ensure safe, attractive access to the
Route 38 commercial corridor.
(j)
A series of pedestrian linkages should be developed
which promote safe pedestrian access along roadway corridors and connect
with residential, commercial, public and recreational opportunities
around the Route 38 commercial corridor. The system should include
both conventional sidewalks and a system of pathways which promote
safe public access to all ranges of land uses and activities available
along the collector roads which service the Route 38 commercial corridor.
This plan should not be interpreted to promote pedestrian, bicycle
or other nonvehicular traffic along Route 38 itself.
C.
Redevelopment plan strategies.
(1)
New development. There are a number of principal vacant
and undeveloped portions along the Route 38 commercial corridor which
should be a focus for new development. With proper planning and the
provision of developer incentives, such as tax abatement, these lands
hold the potential to yield millions of dollars in new ratable value
as a result of the redevelopment plan.
(2)
Redevelopment. There are a number of parcels of land
in the Route 38 commercial corridor for which redevelopment initiatives
would provide substantial benefits to both the property owners and
to the municipality vis-a-vis increasing ratables and providing better
and higher quality commercial opportunities to local residents.
(3)
Redevelopment plan incentives. In preparing the Route
38 commercial corridor redevelopment plan, the Township has identified
a series of efforts and commitments which will be brought to this
commercial corridor and which are deemed to be particularly useful
in implementing the redevelopment plan. They include:
(a)
Tax abatement. New Jersey's Five-Year Tax Exemption
and Abatement Law, N.J.S.A. 40A:21-1 et seq., which will be available
to businesses within the redevelopment area, can attract new business
and promote the expansion of existing businesses by reducing and/or
freezing the tax liability associated with new development and redevelopment
during a five-year period. This technique allows the Township to forgive
or abate taxes due on new construction, additions or substantial renovations
by limiting the increased assessment on improved value during the
subsequent five-year tax period. The redevelopment plan provides for
tax abatement for new construction or substantial improvements to
existing buildings within the Route 38 commercial corridor redevelopment
area.
(b)
Development financing. Below market interest
loans to the redevelopment area businesses will be solicited through
the Township's Economic Development Committee.[2] Lumberton Township will approach local banks and lending
institutions to provide a loan reserve commitment to create a pool
of resources available for new construction and redevelopment pursuant
to the Federal Community Reinvestment Act (FCRA), 12 U.S.C. § 2901
et seq. This federal law imposes on regulated financial institutions
an affirmative and continuing duty to help meet the credit needs of
the local communities in which they are chartered consistent with
safe and sound operations.
[2]
Editor's Note: See Ch. 11, Economic Development
Advisory Committee.
(c)
Government grants. To the extent possible, and
in appropriate circumstances, the Township will assist businesses
seeking to develop new construction and/or redevelop existing facilities
in securing state and/or federal funding by way of grants. These might
either be through the Economic Development Authority or such other
sources of funding as might be available.
(d)
Economic Development Committee/redevelopment
area association. Redevelopment initiatives stand the greatest chances
of success when teamed with community support and acceptance. The
existing Economic Development Committee of Lumberton Township, when
joined with other entities in the redevelopment area, will serve as
an advisory and advocacy group consisting of redevelopment area business
operators, banking and real estate interest, employees, residents
and representatives of religious organizations and is intended to
provide support and advice to the Township Committee in implementing
the redevelopment plan.
(e)
Fast-track approval process. This initiative
will provide for expedited review and approval of local development
proposals within the redevelopment area. Included among the strategies
for fast-track approvals are expedited concept plan review, technical
advisory committee review and an expedited hearing process, which
may involve the scheduling of special Planning Board meetings specifically
for review of redevelopment area proposals. Technical assistance to
applicants and businesses within the redevelopment area in the formulation
of development concepts and application preparation will also serve
to expedite the approval process.
(f)
Architectural themes. An objective of the redevelopment
plan will be to improve the visual attractiveness of the built environment
and new development. Toward that end, the Planning Board will be required
to develop an architectural theme for new development and redevelopment.
The Planning Board will need to analyze the Route 38 commercial corridor
to include an urban design subplan element, which can utilize the
relationships between building height, length, width and roof angles
to promote an attractive retail environment. This is intended to advance
an architecturally pleasing appearance throughout all developments
within the redevelopment area. Similarly, theme lighting, coordinated
signage and street furniture should be respectful of and complement
the architectural theme.
(g)
Landscape standards. The redevelopment plan
will ensure that all new development and redevelopment will be attractively
complemented by landscape plantings which enhance the physical appearance
of buildings and site development. Landscape plantings should enhance
the natural landscape and, wherever possible, flowering shrubs should
be used to enhance the appearance to buildings and to provide for
seasonal displays of flowering shrubbery. All development should seek
to maximize the extent of landscaped areas and minimize excessive
lot coverage with paving and other impervious surfaces. Development
plans should provide landscaped shade tree plantings along street
frontages and locate green spaces where they will provide the greatest
visual enhancement.
(h)
Signage regulations. Standards should be developed
to improve existing B-1, B-2 and I-1 Zone signage controls. The redevelopment
plan seeks to eliminate the proliferation of large imposing signage
within the Route 38 commercial corridor redevelopment area. The placement
and size of signs should be limited to appropriate heights and dimensions
that visually enhance the character and architectural theme of the
Route 38 commercial corridor. Additionally, the following specific
changes should be made to Route 38 commercial corridor sign regulations:
[1]
Maximum allowable size of freestanding and attached
signs for businesses should be analyzed to determine if they need
to be reduced.
[2]
Setbacks for freestanding signs should be designed
to reduce visual clutter within the redevelopment area streetscape
and minimize viewshed obstructions.
[3]
Signs should be constructed of materials and
designs that reflect a sensitivity to the architectural theme to be
developed in the redevelopment area.
[4]
Signs attached to buildings should seek to complement
and not compete with interesting architectural building elements.
(i)
Traffic flow. Many of the commercial properties
along Route 38 are not laid out according to current standards. Many
buildings are located too close to the highway, and others have obsolete
parking arrangements. Truck traffic is inadequately accommodated in
many of the uses, and there is a general need to encourage reinvestment
in the area in order to correct problems associated without modal
commercial layouts and substandard and obsolete buildings signs. Future
developments and applications for approval will be required to address
these specific concerns.
(4)
Master plan relationships.
(a)
State plan. The State Development and Redevelopment
Plan Reexamination Report and Preliminary Plan, June 25, 1997, seeks
to focus new development and redevelopment efforts in centers. The
1997 Reexamination Report specifically identifies Lumberton Township's
status as the first community to adopt a transfer of development rights
(TDR) ordinance under the 1989 Burlington County Transfer of Development
Rights Demonstration Act, N.J.S.A. 40:55D-113. The TDR program is
recognized as a tool to preserve farmland while accommodating development
and to potentially define centers. The focus of development and redevelopment
along the Route 38 commercial corridor would serve to enhance the
state plan by providing a centralized commercial district to service
the needs of the residents living in the TDR receiving areas.
(b)
County plan. Burlington County does not maintain
a County Master Plan.
(c)
Municipal plans. The Route 38 commercial corridor
redevelopment area abuts the boundary of Hainesport Township at its
westerly boundary and Mount Holly Township at its northerly and easterly
boundaries. Mount Holly Township specifically has been recently designated
as an urban enterprise zone by the State of New Jersey, and the establishment
of this Route 38 commercial corridor as a redevelopment area can only
serve to complement the initiatives in Mount Holly Township in creating
this area as a destination point for commerce. Hainesport's commercial
zone also borders Route 38; thus the redevelopment plan is consistent
with Hainesport's master plan.
(d)
Lumberton Township Master Plan. The Route 38
commercial corridor is described in Lumberton Township's Master Plan
as providing opportunities for commercial, industrial and other nonresidential
opportunities. As such, the redevelopment plan promotes the objectives
of the Master Plan and is designed to effectuate promotion of commercial
and industrial opportunities in this area.
(5)
Code enforcement. Effective enforcement of zoning
and property maintenance regulations will play an important role in
achieving a revitalized Route 38 commercial corridor. In some cases,
unauthorized expansion of structures or conversion to alternate uses
has overburdened some parcels. A comparison of existing versus authorized
uses and buildings should be undertaken within the Route 38 commercial
corridor to assure the public health and safety are protected and
that all buildings comply with existing regulations. Unauthorized
uses and activities within the redevelopment area should be brought
into compliance with applicable regulation.
(a)
Property maintenance. Property maintenance is
also a critical component in a revitalized commercial corridor. The
redevelopment area should be the focus of a concerted effort to improve
the level of maintenance throughout the Route 38 commercial corridor.
Township Code Enforcement Officials and Zoning Officers should conduct
bench mark surveys of property maintenance on each property with photographic
documentation of existing conditions. This will permit monitoring
and evaluation of the progress in improving property maintenance.
(b)
Informing the public. A public education effort
should also be part of any property maintenance improvement effort
to advise residents and business owners of ongoing redevelopment efforts
and the role of property maintenance. Many, if not most, property
owners will respond with voluntary efforts to comply with this important
aspect of revitalization. However, where a voluntary compliance is
not forthcoming, the Township should be prepared to act quickly and
effectively to eliminate conditions which degrade the character of
the Route 38 commercial corridor redevelopment area.
The Township Committee, as the governing body
of the Township of Lumberton, shall have and be entitled to, and is
hereby vested with, all powers and authority available to it in furtherance
of the goals and purposes of said redevelopment plan. The Township
Committee is specifically empowered with, and authorized to undertake,
all such actions, proceedings and undertakings as set forth at N.J.S.A.
40A:12A-1 et seq., including by way of example and not by way of limitation,
those powers set forth at N.J.S.A. 40A:12A-8, 40A:12A-9, 40A:12A-10,
40A:12A-13, 40A:12A-22, 40A:12A-27, 40A:12A-37, 40A:12A-38 and 40A:12A-39
et seq.
Pursuant to the requirements of N.J.S.A. 40A:12A-43,
the Township shall submit an annual report to the Commissioner of
the Department of Community Affairs of the State of New Jersey indicating
the name, location and size of all projects undertaken in the redevelopment
area. In addition, the annual report shall contain such information
as the Commissioner shall deem necessary in order to fulfill the reporting
requirements of N.J.S.A. 52:27D-3.3.
[Added 2-20-2007 by Ord. No. 2007-3]
A.
The following fees shall be payable in connection
with submittals to the Township Committee of the Township of Lumberton
for all projects located within a duly designated Redevelopment Zone
of the municipality. Said fee shall be nonrefundable and shall be
used solely for purposes of processing said application or review.
It shall include all work done in connection with said application
or review other than those fees charged for professional services.
B.
The escrow fee charged for review shall be used exclusively
for professional reviews by the "architects, engineers, planners and/or
attorneys" employed by the municipality. Said escrow fees shall be
so segregated for each application so that the fee to be paid shall
be utilized only for the particular project. In the event any of the
escrow remains unused at the conclusion of the application, said amount
that is not utilized shall be returned to the applicant upon written
request. If the escrow fee charged is insufficient so as to cover
the professional fees applicable to that particular project, then
that applicant shall be required to pay all deficiencies within his
or her individual account. When it has been determined that an escrow
account has been depleted by 2/3 of the original fee, same shall be
replenished by an additional 1/3 of the original escrow fee.
[Added 6-19-2007 by Ord. No. 2007-9]
A.
The A-1 Pallet Site Redevelopment Plan, dated April 20, 2007, shall govern as the redevelopment plan for Block 16, Lot 1.02 on the Tax Assessment Parcel Maps of the Township of Lumberton, in accordance with N.J.S.A. 40A:12A-7, and shall supersede any more general plan for the redevelopment area adopted under § 230-3.
B.
The redevelopment plan shall supersede Chapter 130, Development Regulations, as governing land use and area, building coverage and yard requirements as set forth in the section of the A-1 Pallet Site Redevelopment Plan entitled, "Relationship of Redevelopment Plan Regulations and Lumberton's Development Regulations Ordinance."
[Added 5-6-2008 by Ord. No. 2008-6]
A.
The Route 38 Highway Corridor Redevelopment Plan, dated March 12, 2008, shall govern as the redevelopment plan for Block 6, Lots 1 and 2; Block 8, Lots 3-9 and 11; Block 14.03, Lots 1-3, 4.01, 4.02 and 4.03; Block 15, Lots 2, 4.01, 4.02, 5 and 6.02; and Block 60.01, Lot 1.01 (part) on the Tax Assessment Parcel Maps of the Township of Lumberton, in accordance with N.J.S.A. 40A:12A-7, and shall supersede any more general plan for the redevelopment area adopted under § 230-3.
B.
The Redevelopment Plan shall supersede Chapter 130, Development Regulations, as governing land use and area, building coverage and yard requirements as set forth in the section of the Route 38 Corridor Redevelopment Plan entitled "Relationship of Redevelopment Plan Regulations and Lumberton’s Development Regulations Ordinance."
