Township of Eastampton, NJ Article XVII Redevelopment Plan [1]

[Added 3-8-1999 by Ord. No. 1999-05; amended 12-10-2001 by Ord. No. 2001-12; 5-12-2003 by Ord. No. 2003-05; 11-24-2003 by Ord. No. 2003-10; 4-25-2005 by Ord. No. 2005-14]

[1] Editor's Note: Original Art. XXII, Low- and Moderate-Income Housing, added 9-25-1984 by Ord. No. 1984-11, was repealed 3-8-1999 by Ord. No. 1999-03.

§ 540-88 Adoption of plan.

The Council hereby repeals the existing redevelopment plan adopted by Ordinance No. 1999-05, §§ 103-84 through 103-96 of the 1974 Code of the Township of Eastampton, and adopts the redevelopment plan as set forth herein.[1]

[1] Editor's Note: The Eastampton Town Center: Phase Two Redevelopment Plan (Ord. No. 2011-14, on file in the Township offices) created new districts TCM3-C1, TCM3-C3 and TCM3-RH from the TCM1 District in Block 300, setting forth new regulations for permitted uses, conditional uses, accessory uses and prohibited uses, and area and yard requirements in these new districts.

Ordinance No. 2021-12 allows the operation of certain cannabis licenses within the TCM3-C1 District established in the Eastampton Town Center: Phase Two Redevelopment Plan. See § 540-98.

§ 540-89 Definitions.

The following definitions are pertinent to this redevelopment plan:

REDEVELOPMENT

Clearance, replanning, development and redevelopment; the conservation and rehabilitation of any structure or improvement; the construction and provision for construction of residential, commercial, industrial, public or other structures; and the grant or dedication of spaces as may be appropriate or necessary in the interest of the general welfare for streets, parks, playgrounds, or other public purposes, including recreational and other facilities incidental or appurtenant thereto, in accordance with a redevelopment plan.

REDEVELOPMENT PLAN

A plan adopted by the governing body of a municipality for the redevelopment or rehabilitation of all or any part of a redevelopment area, or an area in need of rehabilitation, which plan shall be sufficiently complete to indicate its relationship to definite municipal objectives as to appropriate land uses, public transportation and utilities, recreational and municipal facilities, and other public improvements and to indicate proposed land uses and building requirements in the redevelopment area or area in need of rehabilitation, or both.

REDEVELOPMENT PROJECT

Any work or undertaking pursuant to a redevelopment plan; such undertaking may include any buildings, land, including demolition, clearance or removal of buildings from land, equipment, facilities, or other real or personal properties which are necessary, convenient, or desirable appurtenances, such as but not limited to streets, sewers, utilities, parks, site preparation, landscaping and administrative, community, health, recreational, educational, and welfare facilities.

REHABILITATION

An undertaking, by means of extensive repair, reconstruction or renovation of existing structures, with or without the introduction of new construction or the enlargement of existing structures, in any area that has been determined to be in need of rehabilitation or redevelopment, to eliminate substandard structural or housing conditions and arrest the deterioration of that area.

TRANSECT-BASED ZONING

A system of zoning where each zone is a graduated and complementary member of a zoning continuum. This differs from the predominate zoning system in place since the early 1950's, which focused on a largely random system of single-purpose zones. Transect zoning is characterized by a series of mixed-use zones, whereby each zone provides for a continuum of building, that range from the lowest density and intensity of types of uses at the community edge and intensities as one moves from the edge to the core. The various transects include the core (T-1), center (T-2), general (T-3), reserve (T-4) and preserve (T-5). Transects are focused on the establishment of vibrant neighborhoods, particularly in the core, center and general transects that provide for a range of appropriate uses and housing types arranged around civic spaces such as greens, commons, and plazas.

§ 540-90 Vision for future of Eastampton.

A. The vision for the future of Eastampton is to establish a harmonious and unified pattern of development that promotes an all-around healthier quality of life, a balance of land uses, multimodal transportation options, and a uniquely identifiable sense of place rich in physical, cultural, social and economic opportunities for all residents.

B. The vision is derived from the guidance provided by the goals and objectives of the Township's Master Plan[1] and recommendations derived from the community workshops of 2003/2004 captured in the results of the Visual Preference Survey™ and the Demographic, Market and Policy Questionnaire, the results of which are on file with the Township Clerk.

[1] Editor's Note: The Master Plan for the Township of Eastampton was updated in October 1998. However, there have been subsequent amendments and changes as follows: Land Use Element: revised April 2000, June 2001; Open Space and Recreation Plan: added June 2001; Housing Element/Fair Share Plan: revised August 2003.

C. The vision can be achieved by implementing the following redevelopment area objectives:

(1) Create a sense of place through the use of an overlay transect zoning system and related design standards for the vacant areas of the redevelopment area.

(2) Eliminate obsolete buildings and faulty arrangements through the various strategies permitted under the Redevelopment and Housing Law.

(3) Promote flexible mixed-use development that will strengthen and diversify the community's tax base.

(4) Create employment opportunities for Eastampton residents throughout the redevelopment area.

(5) Provide residents with a variety of easily accessible retail, personal, cultural and professional services throughout the redevelopment area.

(6) Create a range of housing opportunities appropriate and convenient for the continuum of age groups in order to diversify the community's housing stock and economic base.

(7) Create alternative transportation options to and within the redevelopment area by providing for ample sidewalks, bicycle facilities and transit stops.

(8) Provide attractive and functional recreational facilities, greens and plazas with corresponding programming throughout the redevelopment area.

§ 540-91 Identification of redevelopment area.

A. Boundaries. The boundaries of the redevelopment area are shown on the map attached to the preliminary investigation, which is attached to this chapter as Schedule A, Preliminary Investigation Redevelopment Area,[1] and is in need of redevelopment as defined by in N.J.S.A. 40A:12A-5. The boundaries of the transect overlay zones within the redevelopment area are indicated on the map attached to this chapter as Schedule B.[2]

[Amended 12-8-2008 by Ord. No. 2008-29]

[1] Editor's Note: Schedule A is included at the end of this chapter.

[2] Editor's Note: Schedule B is included at the end of this chapter.

B. Identification of properties.

(1) On February 22, 1999, the Township Council adopted Resolution No. 1999-36, which determined the following 504.67 acres, Area A, to be in need of redevelopment:

	Block	Lots	Acres
	200	4, 5, 6, 7	144.68
	300	1, 2, 2.01, 3, 5, 7-10, 12-15, 17-30, 30.01, 31, 34-37	292.11
	300.01	1-88	17.91
	400	21, 22, 23	15.94
	503	1, 2, 3, 5, 6	1.14
	600	1, 2.01, 2.05, 7, 7.01, 7.02, 8	10.15
	900.01	12.01, 12.02, 12.03, 12.04, 12.05, 12.06, 13, 14, 14.01	22.74
		Total	504.67

(2) On March 22, 2004, the Township Council adopted Resolution No. 2004-44, which determined the following 283.84 acres to be in need of redevelopment. Hereinafter, Area A and the following parcels shall be known as the "redevelopment area."

	Block	Lots	Acres
	200	1, 8, 9, 10 (Lots 8, 9 and 10 are part of the existing redevelopment area prior to when the Township reassigned block numbers; Block 200, Lots 8, 9 and 10, were formerly known as Block 300, Lots 8, 9 and 10; therefore, Lots 8, 9 and 10 in Block 200 already qualify as a redevelopment area.)	29.58 (lot 1 only)
	500	1-7, 7.01, 7.02	3.54
	502	2-15	3.63
	600	2.07, 2.08, 3, 4.01, 4.02, 5, 5.02, 5.03, 6, 6.10, 16	244.42
	1100.14	16	2
	1100.15	18	1.91
	1200	9	.76
		Total New	283.84
		Total Area A	504.67
		Redevelopment Sum Total Acres	788.51

C. General description.

(1) The redevelopment area is located in the northern third of the Township and is focused on Woodlane Road. Beginning at the Township's western borders with Westampton and Mount Holly Townships, it includes most of Block 200 and 300. Continuing eastward, it follows Woodlane Road through the intersection with Monmouth Road (Town Center District) and continues on to Smithville Road, where it includes three of the four corners. It does not include the property hosting the Olde World Bakery on the northeastern corner. The redevelopment area also includes all the lands within the triangle formed by the interior boundaries of Monmouth, Woodlane and Smithville Roads, which is the 600 Block on the Township's Tax Map. However, it does not include two church properties that occupy Lots 2.04 and 2.06 in the 600 Block. It contains 788.51 acres.

[Amended 11-10-2008 by Ord. No. 2008-14]

(2) The redevelopment area contains a mix of uses, building types and vacant land. Detailed descriptions of existing conditions are provided in Schedule A, Preliminary Investigation Redevelopment Area.[3]

[3] Editor's Note: Schedule A is included at the end of this chapter.

§ 540-92 Plan outline.

Introduction. In N.J.S.A. 40A:12A-7a, the Redevelopment and Housing Law requires all development plans to "include an outline for the planning, development, redevelopment, or rehabilitation of the project area..." The Redevelopment and Housing Law requires the outline to include the following:

A. The relationship of the redevelopment plan to definite local objectives.

B. The proposed land uses and building requirements in the redevelopment area.

C. Adequate provision for temporary and permanent relocation of residents from a project in the redevelopment area as necessary.

D. The identification of property located in the redevelopment area which is to be acquired according to the redevelopment plan.

E. The relationship of the redevelopment plan to intergovernmental planning.

§ 540-93 Relationship to local objectives.

A. The redevelopment plan is an explicit response to the Eastampton Township Master Plan[1] because it carries forward the specific recommendation to utilize "New Jersey's Redevelopment Laws to encourage development and redevelopment in existing areas of development" (G&O-1).[2] Further, it calls for using the "redevelopment law as an element of Strategic Implementation Plan that encourages economic growth in locations and ways that are both fiscally and environmentally sound" (G&O-2).

[1] Editor's Note: The Master Plan for the Township of Eastampton was updated in October 1998. However, there have been subsequent amendments and changes as follows: Land Use Element: revised April 2000, June 2001; Open Space and Recreation Plan: added June 2001; Housing Element/Fair Share Plan: revised August 2003.

[2] Editor's Note: Refers to the Goals and Objectives Element of the Eastampton Township Master Plan, which is on file with the Township Clerk.

B. N.J.S.A. 40A:12A-7a(1) requires the redevelopment plan to indicate 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. The redevelopment plan further conforms with the goals and purposes of the Eastampton Township Master Plan as follows:

(1) Land uses. The Land Use Element of the Master Plan (LU-2)[3] states that the recommended pattern of land uses recognize the existing mixed land use areas generally near the intersection of Woodlane and Monmouth Roads and the appropriateness for redevelopment of underutilized lands in the general vicinity. This guidance is consistent with Redevelopment Area Objectives 1, 2 and 3, as provided in § 540-90.

[3] Editor's Note: Refers to the Land Use Element of the Eastampton Township Master Plan, which is on file with the Township Clerk.

(2) Density.

(a) The Master Plan adopts the purposes of the New Jersey Municipal Land Use Law (N.J.S.A. 40:55D-2) to be the goals and objectives of Eastampton Township (G&O-7), which encourages the establishment of appropriate population densities and concentrations that will contribute to the well-being of persons, neighborhoods, communities and regions and preservation of the environment; encourages planned unit developments that incorporate the best features of design and layout of residential, commercial, industrial and recreational development of the particular site; and encourages senior citizen community construction.

(b) The Master Plan does not establish specific population density goals, although it does note the misbalance in land uses between residential and nonresidential uses (LU-10). This redevelopment plan, in § 540-90C(6), recognizes this misbalance and the lack of diversity in housing required to improve the local market for commercial investment.

(3) Improved traffic and public transportation. The Master Plan does not provide a transportation element. However, it does adopt the purposes of the New Jersey Municipal Land Use Law (N.J.S.A. 40:55D-2) to be the goals and objectives of Eastampton Township (G&O-7). The Municipal Land Use Law [N.J.S.A. 40:55D-2(h)] "encourages the location and design of transportation routes which will promote the free flow of traffic while discouraging location of such facilities and routes which result in congestion and blight," which is advanced through § 540-90C(5) and (7) of this redevelopment plan.

(4) Public utilities.

(a) The Master Plan does not provide a general utilities element. However, the Township has adopted a wastewater management plan. Wastewater treatment services are provided under contract to Eastampton through the Mount Holly Municipal Utilities Authority (MHMUA). The plan establishes the ultimate number of gallons per day in the future at 706,000 gpd for residential flow, 209,000 gpd for commercial flow, and 250,000 gpd for industrial flow. Based on current use estimates, there is sufficient capacity to accommodate this redevelopment plan.

(b) Potable water service is provided through the Mount Holly Water Company.

(5) Recreational and community facilities.

(a) The Recreation and Open Space Plan Element of the Master Plan calls for providing between 37.5 and 61.5 acres of developed parkland based on the National Parks and Recreation Association standards (OS-14). The Township has met this goal.

(b) Developed municipal parkland totals 34.54 acres. In addition, residents can access facilities owned by the Eastampton Township Board of Education, the Rancocas Valley Regional High School, and the Burlington County Board of Chosen Freeholders at Smithville Park.

(c) The Township owns a 163 +/- acre (Block 600, Lot 4.02) parcel within the redevelopment area acquired under the local open space program. The acquisition of this land compiles with the Master Plan, which directs the Township to "preserve and enhance areas with historic, cultural, scenic, open space and recreational value" (G&O-1). As a result, the Township will investigate the feasibility of locating various public recreational facilities on this site. Adjacent to the redevelopment area is a 40 +/- acre wooded lot purchased under the Township's open space program that will be preserved in its natural state for passive recreational purposes.

(d) Section 540-90C(5) and (7) of this redevelopment plan calls for the establishment of internal open spaces in the form of greens and plazas. The overall guidance from the Master Plan and the Visual Preference Survey™ is reflected in Redevelopment Area Objective 8.

§ 540-94 Proposed land uses and building requirements.

Introduction.

A. The redevelopment plan is presented as overlay zones. Those parcels not designated on the map attached to this chapter as Schedule B[1] as Preserved Transect (T-4), Village General Transect District (T-3), Village Center Transect District (T-2) and Village Core Transect District (T-1) are subject to the existing zoning designations.

[1] Editor's Note: Schedule B is included at the end of this chapter.

B. Notwithstanding zoning designations, all development activity within the redevelopment area boundaries is subject to the Village Center design standards and architectural design standards established in §§ 460-75 and 460-79, unless specifically provided otherwise in the following sections.

C. Each development within the redevelopment area shall have, as a condition of approval, the filing with the Clerk of Burlington County of a declaration of covenants, easements and restrictions or like document that incorporates, at minimum, the design, architectural and maintenance standards of the Village Center design standards and architectural design standards of this chapter. The deed transferring title to any parcel or real property, including condominium units, cooperative units or any other manner of subdivision of property and the lease for any parcel or real property or portion thereof shall contain a specific reference to the declaration of covenants, easements and restrictions or like document to which the real property is subject. The declaration of covenants, easements and restrictions or like document for each development shall be subject to the review and approval of the Land Use Planning Board's solicitor, planner and consulting engineer.

D. The primary responsibility for enforcement of the design and architectural standards and maintenance requirements for any property that is part of an approved development within the redevelopment area shall be the homeowners' association or tenants' association for that development, as created pursuant to the declaration of covenants, easements and restrictions or like document for that development. In the event of the failure of the association to act, or if the association becomes inactive, dissolves or is otherwise not functioning, the Township shall have the right to enforce all provisions of the declaration of covenants, easements and restrictions or like document.

§ 540-95 Transect (T4): land for leisure and recreational purposes; TCC District.

A. Description and plan. This area consists of 163 +/- acres of open space acquired by the Township in 2002. It is currently being leased for farming purposes. Approximately 10% to 20% of the land is wetlands. The area is deed restricted to the State of New Jersey Green Acres Program and the Burlington County Open Space Program and must remain as active or passive open space. Concept plan: The plan for this area is to develop an active recreational facility that may include a golf component.

B. Tax Map identification: Block 600, Lot 4.02 (formerly Lots 4 and portions of 2).

C. TCC Town Center Civic District.

[Added 11-10-2008 by Ord. No. 2008-25]

(1) Permitted uses:

(a) Commercial recreation, such as, but not limited to, miniature golf and driving ranges.

(b) Agriculture activities, including, but not limited to, farms, nurseries, agribusiness and commercial or wholesale activities apropos of the agricultural trade.

(c) Active and recreational open space to be designed in accordance with Chapter 460 and this chapter.

(d) Passive open space and conservation areas.

(e) Golf course. The following golf standards shall apply:

[1] Golf courses, laid out for golf with 18 holes, and supporting buildings and facilities, including but not limited to:

[a] Clubhouses containing a manager's office, locker facilities, seating or lounge areas, dining or refreshment facilities and the retail sales of golf-related clothing, equipment and other items.

[b] Maintenance buildings for buildings and grounds.

[c] Golf cart maintenance and storage facilities.

[d] Pools, tennis courts and other related recreation facilities.

[2] Standards:

[a] Area and bulk standards:

[i] Minimum size of a golf course: 150 acres.

[ii] Maximum building height (clubhouse): 35 feet.

[b] Setback standards:

[i] Principal building setbacks:

[A] Front yard: 75 feet minimum.

[B] Side yard: 25 feet minimum.

[C] Rear yard: 50 feet minimum.

[ii] Accessory structure setbacks: 20 feet minimum from all property lines.

[c] Coverage standards:

[i] Maximum building coverage: 10%.

[ii] Maximum impervious coverage: 20%.

[d] Parking requirements:

[i] Golf course: 60 spaces per nine holes of golf.

[ii] Clubhouse: one space per 200 square feet of floor area, not including storage or maintenance areas.

[iii] Maintenance facilities: one space per two employees.

[e] General standards.

[i] The golf course shall have a layout designed by a qualified golf course architect. Qualifications shall include membership in the American Society of Golf Course Architects (ASGCA) or similar professional organization.

[ii] The area of the golf course may be used for the management of stormwater runoff from the adjacent land uses as part of a comprehensive stormwater management system for the area of development.

[iii] The area of the golf course may be considered as open space and buffers for the adjacent land uses in the area of development.

(2) Accessory uses: any accessory use customarily incidental to any permitted use in the district.

[Amended 3-22-2021 by Ord. No. 2021-3]

(a) Signs, subject to the provisions of §§ 540-48 through 540-53.

(3) Area and bulk requirements:

(a) Driving range:

[1] Minimum site area: 15 acres.

[2] Minimum frontage: 350 feet.

[3] Maximum coverage: 35%.

[4] Perimeter setback: 75 feet.

(b) Miniature golf:

[1] Minimum site area: two acres.

[2] Minimum frontage: 200 feet.

[3] Maximum coverage: 35%.

[4] Perimeter setback: 75 feet.

(c) Agricultural activities:

[1] Minimum site area: five acres.

[2] Minimum frontage: 350 feet.

[3] Maximum coverage: 3%.

[4] Setbacks for principal structure:

[a] Front: 150 feet.

[b] Side: 100 feet.

[c] Rear: 100 feet.

[5] Setbacks for accessory uses.

[a] Front: accessory uses not permitted in front yard setback.

[b] Side: 50 feet.

[c] Rear: 50 feet.

(d) Active recreational open space. See Chapter 460 of the Township Code for design standards.

(4) Miscellaneous. Signs, landscaping, parking, lighting and other criteria shall be as set forth in §§ 540-49, 540-54 and 540-57, respectively.

§ 540-96 Transect (T3): General Village.

[Amended 5-29-2007 by Ord. No. 2007-05; 11-10-2008 by Ord. No. 2008-26; 2-23-2009 by Ord. No. 2009-02; 2-28-2011 by Ord. No. 2011-6]

A. Description and plan. The areas along Woodlane Road, approaching from the east, at the intersection of Smithville Road marks the gateway into the developed core of the Township. Redevelopment of this area provides an opportunity to establish a foundation for a transect pattern of development.

B. Tax Map identification:

(1) Block 600, Lots 5.02, 5.03, 6, 6.01.

(2) Block 600.01, all lots.

(3) Block 600.02, all lots.

(4) Block 600.03, all lots.

(5) Block 600.04, all lots.

(6) Block 1100.14, Lot 16.

(7) Block 1100.15, Lot 18.

(8) Block 1200, Lot 9.

C. Permitted principal uses in the TCM2 District for Block 600, Lots 5.02, 5.03, 6, 6.01, Block 600.01, Lot 1:

(1) Permitted commercial uses.

(a) Commercial buildings for multiple occupants ranging from 7,000 to 40,000 square feet of leasable space. Retail uses shall be restricted to the ground floor. Building requirements are the same as those provided under § 540-99.

(b) See other permitted uses as stated in § 540-99A.

D. Permitted conditional uses in the TCM2 District for Block 600, Lots 5.02, 5.03, 6, 6.01, and Blocks 600.01, 600.02, 600.03 and 600.04:

(1) Traditional neighborhood development on a minimum tract of 10 acres, provided that there be no more than one dwelling unit per 115 square feet of commercial space, in accordance with the following percentages of total units:

	Type	Percentage of Total Units
	Single-family village homes	0% to 5%
	Narrow lot cottages	5% to 10%
	Attached townhomes	10% to 30%
	Multifamily condominiums	30% to 70%
	Age-restricted (55 and over)
	Apartments above commercial
	Live/work flex units per § 540-99A(9)(c)	0% to 5%

(2) The permitted number of housing units shall be calculated based on a density of 5.5 units per gross acre of the tract to be developed.

E. Area and yard requirements in the TCM2 District: as set forth in § 540-99.

F. Refer to § 540-100 for the regulations governing the TCVO District, T-3, Block 1100.14, Lot 16, and Block 1100.15, Lot 18.

G. Accessory uses.

[Added 3-22-2021 by Ord. No. 2021-3]

(1) Signs, subject to the provisions of §§ 540-48 through 540-53.

§ 540-97 Transect (T2): Village Center.

[Amended 11-10-2008 by Ord. No. 2008-26; 2-28-2011 by Ord. No. 2011-6]

A. Description and plan. This plan is intended to direct the development of a thirty-six-acre parcel of Township-owned land located in the heart of the redevelopment area and the Town Center District. In accordance with the traditional neighborhood development principles used in the 2004 Town Center Design Plan (TCDP), this area will be developed with a mix of commercial, civic and residential uses. The centerpiece of this plan and a key element of the vision for the future of Eastampton Township's central area will be a "Township green" surrounded by pedestrian-scale structures. It is a critical element of creating a sense of place and fostering the community's smart growth goals. The Township Council, based on a recommendation of the Land Use Planning Board, will determine if a proposal meets the following directives for this parcel in advance of any authorization to transfer ownership. The appropriate redevelopment agreement documents will be prepared to guarantee implementation according to the plan.

B. Tax Map identification: Block 600, Lot 2.07 (formerly Lot 2.02 and portions of Lot 2).

C. Permitted principal uses. The selection and number of uses shall replicate, to the extent possible, the list of uses entitled "Town Center Program" in the TCDP:

(1) Community/Township green. All proposals for the development of this area must include a community or Township green meeting the following guidelines/standards:

(a) The green will have an area of approximately 1 1/2 to 2 acres, and all portions of this open space must be interconnected by pedestrian and/or bicycle paths.

(b) At least two accent features, e.g., clock tower, pavilion, etc., must be provided, with at least one of these features located along Woodlane Road.

(c) It must have continuous frontage on Woodlane Road for a distance of at least 200 feet.

(2) Permitted/required commercial uses. Overview plan. Any proposed plan must include 40,000 to 65,000 square feet of first-floor commercial uses primarily oriented to retail/services uses which depend on walk-in pedestrian activity. No more than 10% of first-floor space may be used for office use. Thirty thousand square feet to 50,000 square feet of second-floor commercial space, primarily office, shall be provided. Commercial uses shall be the predominant uses for first-floor space in buildings facing upon the green.

(3) Conditional uses.

(a) Residential uses.

[1] The site and building design for all residential uses will be in accordance with traditional neighborhood development principles as included in the TCDP and as utilized in the approved plans for Transect 2. Residential units may not be located on the first floor of any commercially used building. The mix of unit types shall be in accordance with the following percentages of total units:

	Type	Percentage of Total Units
	Single-family village homes	5% to 15%
	Narrow lot cottages	10% to 20%
	Attached townhomes	15% to 25%
	Age-restricted (55 and over)	15% to 20%
	Residential units above commercial	15% to 20%
	Live/work flex units	0% to 5%

[2] The permitted number of housing units shall be calculated based on a maximum density of 4.0 units per gross acre of the tract. The maximum number of units permitted is 145. The actual number of units shall be equal to one dwelling unit per 800 square feet of commercial space.

D. Area and yard requirements: as set forth in § 540-99.

E. Conditions: as set forth in § 540-99.

F. Accessory uses.

[Added 3-22-2021 by Ord. No. 2021-3]

(1) Signs, subject to the provisions of §§ 540-48 through 540-53.

§ 540-98 Transect (T1): Village Core. [1]

[Amended 11-10-2008 by Ord. No. 2008-26; 2-28-2011 by Ord. No. 2011-6]

A. Description and plan. This area contains most of the Township's most significant commercial properties. This plan is intended to direct the development of parcels known as "Block 300, Lots 13, 14 and 15," and the adjacent properties. In accordance with the traditional neighborhood development principles, this area will be developed with a mix of commercial, civic and residential uses. The appropriate redevelopment agreement documents will be prepared to guarantee implementation according to the plan.

(1) Between the Town Center Apartment, Block 300, Lot 2.02, and Block 300, Lots 13, 14 and 15, there are approximately seven to 10 acres of vacant developable land.

(2) Block 300, Lot 13, contains a single-story seventy-thousand-square-foot building that served the greater Mount Holly area as a department store through most of the 1960's, 1970's and 1980's before it started to decline in the 1990's and is now in need of rehabilitation.

(3) Directly across Woodlane Road from Block 300, Lot 13, are approximately 25 single-story private residences. These residents lack proper sidewalks and buffering from loud traffic along Woodlane Road.

(4) The intersection of Woodlane Road and Monmouth Road contains a new gas station at the northeastern corner, a new CVS Pharmacy on the southeastern corner, which is adjacent to nine to 12 acres of vacant and largely developable land.

(5) The buildings in 503 Block contain marginal office and residential uses, are in various stages of physical decline and suffer from faulty site organization. The point of the 503 Block at the Woodlane and Monmouth Road intersection is an important focal point in the core transect and has been identified as an appropriate location for a significant architectural element such a clock tower and/or fountain.

(6) Continuing easterly along Woodlane in the 600 Block, there are a collection of buildings and uses that suffer faulty site design and incompatible uses. There are two strip malls and a liquor store that share a common parking facility which is poorly defined and lacks a unifying landscaping, lighting and sign plan. Adjacent to these parcels is a storage and moving company with many acres of land that are underutilized or used for parking of tractor-trailers, which is incompatible and conflicts with an adjacent apartment complex. The apartment complex is in need of significant upgrades.

B. Tax Map identification.

(1) The following block and lots are located in the TCM1 District of Transect 1:

(a) Block 300, Lots 13 through 15, 17 through 25.

(b) Block 300, Lots 27 through 31, 34 through 37.

(c) Block 400, Lots 22, 23.

(2) The following block and lots are located in the TCO District of Transect 1:

(a) Block 503, all lots.

(b) Block 600, Lots 1, 2.01, 2.05, 7, 7.01, 7.02, 8.

(c) Block 900.01, Lots 12.01, 12.02, 12.03, 12.04, 12.05, 12.06, 13, 14.02.

C. Permitted principal uses in the TCM1 Zone of the T-1 Transect District.

(1) Community green. All proposals for the development of this area must include open space/green areas as a focal point of the development, except Block 300, Lots 27 through 31, 34 through 37, and Block 400, Lots 22 and 23.

(2) Permitted/required commercial uses. Overview plan. Any proposed plan must include 50,000 to 75,000 square feet of first-floor commercial and office uses. Thirty thousand square feet to 60,000 square feet of second-floor commercial space, primarily office, shall be provided.

(3) Other uses as set forth in § 540-99A are permitted.

D. Conditional uses in the TCM1 Zone of the T-1 Transect District:

(1) Residential uses.

(a) The site and building design for all residential uses will be in accordance with traditional neighborhood development principles. Residential units may not be located on the first floor of any commercially used building. The mix of unit types shall be in accordance with the following percentages of total units:

	Type	Percentage of Total Units
	Single-family village homes	5% to 15%
	Narrow lot cottages	10% to 20%
	Attached townhomes	15% to 25%
	Age-restricted (55 and over)	15% to 20%
	Residential units above commercial	15% to 20%
	Live/work flex units	0% to 5%

(b) The permitted number of housing units shall be calculated based on a maximum density of 6.0 units per gross acre of the tract. The maximum number of units permitted is 100. The actual number of units shall be equal to one dwelling unit per 1,250 square feet of commercial space.

E. Permitted principal uses in the TCO Zone of the T-1 Transect District:

(1) Permitted commercial uses:

(a) Restaurants, cafes, coffeehouses and eateries, except as specifically prohibited in Subsection E(3).

(b) Personal service establishments, having their primary function the rendering of a service to a client within a building. Such services may include, but are not limited to, barbershops and beauty shops, dry-cleaning establishments, self-service laundromats, tailor shops, weight-loss centers, portrait studios, interior decorating services, video rental, and mail centers.

(c) Business service establishments, having as their primary function the rendering of service to a business client. Such services may include, but are not limited to, document reproduction, duplication, and administrative services.

(d) Business offices, including, but not limited to, insurance agents, travel agents, realtors, finance and investment companies, and tax preparation services.

(e) Instructional studios, fitness centers, and billiard parlors.

(f) Banks and other financial institutions, excluding check-cashing businesses, but including automated teller machines (ATM).

(g) Professional offices, including, but not limited to, offices for architects, artists, authors, dentists, doctors, lawyers, ministers, musicians, engineers, optometrists, opticians, and such other similar professions.

(2) Mixed-use buildings that may include residential apartments or flats above commercial or office uses. Residential apartments and offices may be permitted on the second story, with the exceptions that these two uses are not permitted on the same floor for parcels of land in Blocks 503 and 600 in the TCO Zone of Transect T-1 and are permitted on the same floor for parcels of land located in Block 900.01 in the TCO Zone of Transect T-1 in accordance with the following provisions:

[Amended 6-25-2012 by Ord. No. 2012-6]

(a) For parcels of land consisting of at least 11 contiguous acres in Block 900.01 in the TCO Zone of Transect T-1, the following mixed-use buildings are permitted:

[1] Residential apartments or flats above commercial or office uses.

[2] Residential apartments or flats and offices on the second floor, with the exception that these two uses are not permitted on the same floor.

[3] Mixed-use buildings fronting along Woodlane Road that may include residential apartments or flats and commercial or office uses on the first floor, provided that the residential uses avoid sharing common exterior entrances and internal corridors with the commercial or office uses and the commercial or office uses occupy at least 5,600 square feet of gross floor area on the first floor.

(3) Prohibited uses:

(a) Use requiring storage or display of goods outside a fully enclosed building, except as provided in § 540-98E(5)(c)[5].

[Amended 2-26-2018 by Ord. No. 2018-1]

(b) Lumberyards.

(c) Any freestanding, single-occupant and single-use building in excess of 7,000 square feet of gross floor area, except as provided in § 540-98E(5)(c).

[Amended 2-26-2018 by Ord. No. 2018-1]

(d) Sexually oriented businesses, including establishments that are commonly marketed as adult (male or female) entertainment clubs featuring exotic dancing, and adult book, video and/or gift stores, and massage parlors.

(e) Tattoo, body-piercing or branding establishments.

(f) Manufacturing and other commercial uses deemed to be hazardous in the Building Code.[2]

[2] Editor's Note: See Ch. 205, Construction Codes, Uniform.

(g) Automobile sales, services, pumping stations, parts sales, car washes, and detailing shops.

(h) Restaurants with exterior drive-up window service.

(i) Kennels, veterinary hospitals and facilities for the boarding and grooming of animals.

(4) For parcels of land consisting of at least 11 contiguous acres in Block 900.01, Lots 12.01, 12.05 and 12.06, in the TCO Zone of Transect T-1, the following principal uses are permitted:

[Amended 5-23-2016 by Ord. No. 2016-6]

(a) Mixed-use buildings as set forth in § 540-98E(2)(a)[1] to [3].

(b) Buildings that may include residential apartments or flats, provided that the buildings do not front along Woodlane Road, and further provided that the apartment or flat buildings are part of a larger overall mixed-use development.

(c) Commercial and office uses shall comply with permitted principal uses in the TCO Zone of the Transect T-1 as set forth in § 540-98E(1)(a) to (g).

(d) Maximum density for all residential uses: 12.0 dwelling units per acre.

(e) Minimum gross floor area for permitted nonresidential uses as part of a mixed-use building: 5,600 square feet.

(5) Parcels of land consisting of at least seven contiguous acres in Block 600, Lots 2.05 and 7 in the TCO Zone of Transect -1, the following principal uses are permitted:

[Added 2-26-2018 by Ord. No. 2018-1]

(a) The following mixed-use buildings are permitted:

[1] Residential apartments or flats above commercial or office uses.

[2] Residential apartments or flats and offices on the second floor, with the exception that these two uses are not permitted on the same floor.

[3] Mixed-use buildings fronting along and Monmouth Road and Woodlane Road that may include residential apartments or flats and commercial or office uses on the first floor, provided that the residential uses avoid sharing common exterior entrances and internal corridors with the commercial or office uses and the commercial or office uses occupy at least 5,600 square feet of gross floor area on the first floor.

[4] Maximum density for all residential uses: 12.0 dwellings per acre.

[5] Minimum gross floor area for permitted nonresidential uses as part of a mixed-use building: 5,000 square feet.

(b) Commercial and office uses shall comply with permitted principal uses in the TCO Zone of the Transect T-1 as set forth in § 540-98E(1)(a) to (g).

(c) The following warehouse and office uses are permitted:

[1] Warehouse uses that store and distribute nonhazardous, nonexplosive and noncorrosive material as identified in the Building Code.

[2] Maximum gross floor area for warehouse uses shall not exceed 20% of the gross site area.

[3] Office uses that support warehouse operations; such office uses may be located within a common building used for warehouse operations or may be located within a separate building.

[4] Office uses for general business activities and headquarters.

[5] Outdoor storage of material shall be permitted provided: the height of the material stored outdoors shall not exceed seven feet; an eight-foot high solid fence shall screen the material stored outdoors; the material stored outdoors shall not visible to the public from any road right-of-way; and no more than 25% of the gross site area shall be used for outdoor storage.

F. Conditional uses in the TCO Zone of the T-1 Transect District:

(1) Class 5 Cannabis Retailer, which shall be restricted to being a microbusiness, shall comply with the following requirements:

[Added 7-19-2021 by Ord. No. 2021-12[3]]

(a) The cannabis retail establishment shall be restricted to the ground floor of a commercial building or a mixed-use building.

(b) The gross floor area of the cannabis retail establishment shall not exceed 2,500 square feet.

(c) Signage identifying the cannabis retail establishment shall be restricted in the following manner:

[1] Signage shall be limited to a facade sign that shall not exceed 5% of the area of the facade of the building on which the sign is attached or 50 square feet, whichever is less.

[2] Window and temporary signs shall be prohibited.

[3] Door signs shall be limited to the name of the business, street address, and days and hours of operation.

[4] Exterior and interior signage shall be prohibited from containing text and/or images that promote excessive consumption of legal cannabis products.

[5] Signage shall comply with §§ 540-49 through 540-53.

(d) A Class 5 Cannabis Retailer shall not be located within a distance of 1,000 feet from the boundaries of the property on which the retail operation is located to the boundaries of the property on which the following land uses are located: a public or private school, including elementary, vocational, or secondary schools, colleges, and universities; a state-licensed child-care center; a house of worship; and a state-licensed addiction recovery facility.

(e) A Class 5 Cannabis Retailer shall not be located within a distance of 500 feet from the boundaries of the property on which the retail operation is located to the boundaries of the property on which another Class 5 Cannabis Retailer is located.

(f) The days and hours of operation for a Class 5 Cannabis Retailer shall be: Monday through Saturday, 9:00 a.m. to 9:00 p.m., and Sunday, 9:00 a.m. to 5:00 p.m.

(g) The cannabis retail establishment shall be duly licensed as a Class 5 Cannabis Retailer by the State of New Jersey with its license maintained in good standing.

(h) On-site sales of alcohol or tobacco products are prohibited.

(i) On-site consumption of food, alcohol, tobacco, or cannabis products by patrons is prohibited.

(j) Security Requirements for Class 5 Cannabis Retailers:

[1] All licensed retail establishments shall be equipped with security cameras covering all exterior parking and loading areas, all points of entry into the facilities, and interior spaces that are open to the public and that are used to store cannabis products.

[a] Security cameras shall be installed to monitor and record all areas of the premises, except in restrooms, and where persons may gain or attempt to gain access to cannabis products or cash maintained by the Cannabis Retailer. Cameras shall record operations of the business and all potential areas of ingress and egress to the facility with sufficient detail to identify facial features and clothing. Recordings from security cameras shall be maintained for a minimum of 40 days in a secure off-site location or through a service over a network that provides on-demand access, commonly referred to as a "cloud." The off-site location shall be submitted to the Eastampton Township Police Department and shall be updated within 48 hours of any change of such location.

[2] All licensed retail establishments shall provide the Eastampton Township Police Department with access to recorded security footage immediately upon request by the Department.

[3] All licensed retail establishments shall have at least one officer of the Eastampton Township Police Department stationed at each facility during operation and when the facility is open to the public. The expense of providing the police officer shall be paid by the cannabis establishment.

[4] All licensed retail establishments shall provide a dimensioned floor plan, clearly labeled, showing: the layout of the structure and floor plan in which the retail operation is to be located; the principal uses of the floor area depicted on the floor plan, including, but not limited to, public areas, retail areas, storage areas and restricted areas where cannabis products will be located; all points of entry into the facility; and the locations of all security cameras that will be positioned within the facility.

[5] All licensed retail establishments shall provide a plan for exterior lighting for security purposes.

[6] All licensed retail establishments shall install and use a safe for storage of any cannabis products and cash on the premises when the business is closed to the public. The safe shall be incorporated into the building structure or securely attached thereto as approved by the Eastampton Township Police Department and Construction Official.

[7] All licensed retail establishments shall install and use an alarm system that is monitored by a company that is staffed 24 hours a day, seven days a week. The name, location and contact information of the company monitoring the alarm shall be provided to the Eastampton Police Department and shall be updated within 48 hours of any change of monitoring company. If the alarm system includes a panic alarm, an operable dedicated phone for Eastampton Police Department to respond to the alarm shall be and remain on the premises at all times.

[3] Editor's Note: The provisions of this ordinance also apply to the TCM3-C1 District created by the Eastampton Town Center: Phase Two Redevelopment Plan (Ord. No. 2011-14), the full text of which is on file in the Township offices.

(2) (Reserved)

G. Area, bulk and yard requirements as set forth in § 540-99 with the following exceptions:

[Amended 10-22-2012 by Ord. No. 2012-14; 6-25-2012 by Ord. No. 2012-6; 5-23-2016 by Ord. No. 2016-6; 2-26-2018 by Ord. No. 2018-1]

(1) Parcels of land consisting of at least 11 contiguous acres in Block 900.01, Lots 12.01, 12.05 and 12.06 in the TCO Zone of Transect T-1 that are to be developed as a residential apartment and mixed-use complex shall comply with the following requirements:

(a) Minimum lot area: 11 acres.

(b) Minimum lot frontage: 350 feet.

(c) Minimum lot width: 350 feet.

(d) Minimum lot depth: 690 feet.

(e) Front yard setbacks:

[1] Minimum: zero feet.

[2] Maximum: 20 feet.

(f) Minimum side yard setback: 20 feet.

(g) Minimum rear yard setback: 30 feet.

(h) Maximum building height:

[1] Fifty-two feet.

[2] Three stories; four stories for buildings fronting along Woodland Road.

(i) Maximum impervious coverage: 75%.

(j) Maximum building coverage: 35%.

(k) Maximum building length: 375 feet.

(l) Permitted encroachments:

[1] Architectural features such as porches, platforms, steps or landing places which do not extend above the first-floor level and which have no wall more than 30 inches in height may project into a required front yard setback, except for setbacks from zero feet to four feet, a distance of no more than four feet.

[2] Architectural features such as chimneys, bay windows, cornices and eaves may project no more than three feet into a required side or rear yard setback and a required front yard setback, except for setbacks from zero feet to three feet, a distance of no more than three feet.

[3] Architectural features such as balconies may project no more than five feet into a required side or rear yard setback and a required front yard setback, except for setbacks from zero feet to five feet, a distance of no more than five feet.

(2) Parcels of land consisting of at least seven contiguous acres in Block 600, Lots 2.05 and 7 in the TCO Zone of Transect T-1 that are to be developed as a warehouse and office use shall comply with the following requirements:

(a) Minimum lot area: seven acres.

(b) Minimum lot frontage: 250 feet.

(c) Minimum lot width: 250 feet.

(d) Minimum lot depth: 350 feet.

(e) Maximum front yard setback: 100 feet.

(f) Minimum side yard setback: 20 feet.

(g) Minimum rear yard setback: 50 feet.

(h) Maximum building heights:

[1] Warehouse and office in common building: 45 feet, one story with mezzanine for office.

[2] Office in separate building: 48 feet, four stories.

(i) Maximum impervious coverage: 70%.

(j) Maximum building coverage: 30%.

H. General design standards: as set forth in:

(1) Chapter 460, Article VIII, Town Center Design Standards, § 460-75.

(2) Chapter 460, Article IX, Architectural Design Standards Applicable to All Zones, § 460-79.

(3) Chapter 460, Article VII, Design Standards, § 460-60.

I. Parking and loading requirements shall comply with § 540-57, 58 and 59 and § 540-99C(13), except for parcels of land consisting of at least 11 contiguous acres in Block 900.01 in the TCO Zone of Transect T-1 shall comply with the following requirements:

[Added 6-25-2012 by Ord. No. 2012-6; amended 10-22-2012 by Ord. No. 2012-14; 2-26-2018 by Ord. No. 2018-1]

(1) As provided in § 540-99C(13)(a) through (i).

(2) On-street parking may be used to meet the total parking requirement counting only those spaces directly in front or side of the mixed-use building(s).

(3) Parking lots shall be placed in the rear of the building(s) that front(s) along Woodland Road and may be located around buildings that are situated internally on a site. Rear parking lots must be screened with a fence and/or vegetative hedge (minimum of 3 1/2 feet high) which is at least 75% visually impervious at the time of installation, except when a rear parking lot is adjacent to another parking area on an adjoining lot, the fence and/or vegetative hedge shall be at least 35% visually impervious at the time of installation. The internal surfaces of the parking lot must have one shade tree for every 10 parking spaces.

J. Design standards.

[Added 6-25-2012 by Ord. No. 2012-6]

(1) Street trees as provided in § 540-99B(1)(j).

(2) Streetlighting as provided in § 540-99B(1)(k).

(3) Sidewalks as provided in § 540-99B(1)(l).

(4) Design standards as provided in § 540-99C(1) through (12).

(5) Commercial design standards as provided in § 540-99D(1) through (4).

K. Accessory uses.

[Added 3-22-2021 by Ord. No. 2021-3]

(1) Signs, subject to the provisions of §§ 540-48 through 540-53.

[1] Editor's Note: For provisions specific to Block 503, Lots 5 and 6, of the TCO Town Center Commercial/Office District, as adopted 9-13-2021 by Ord. No. 2021-15, see Attachment 5 to this chapter.

§ 540-99 Town Center District standards. [1]

[Added 11-10-2008 by Ord. No. 2008-26; amended 2-23-2009 by Ord. No. 2009-02; 2-28-2011 by Ord. No. 2011-6]

A. Uses. The following uses are permitted in the TCM1, TCM2 and TCO Overlay Districts located in the T-1, T-2 and T-3 Village Transect Districts, as well as the TCR, TCVO and TCC Overlay Districts, subject to applicable standards set forth as follows:

(1) Permitted commercial uses:

(a) Commercial buildings for multiple occupants with various areas of leasable space. Retail uses shall be restricted to the ground floor. Building requirements are the same as those provided under § 540-96B.

(b) Restaurants, cafes, coffeehouses and eateries, except as specifically prohibited in Subsection A(8).

(c) Personal service establishments, having their primary function the rendering of a service to a client within a building. Such services may include, but are not limited to, barbershops and beauty shops, dry-cleaning establishments, self-service laundromats, tailor shops, weight-loss centers, portrait studios, interior decorating services, video rental, and mail centers.

(d) Business service establishments, having as their primary function the rendering of service to a business client. Such services may include, but are not limited to, document reproduction, duplication, and administrative services.

(e) Product service establishments, having as their primary function the servicing or repair of a product, including, but not limited to, the repair and servicing of shoes, audio and visual equipment, appliances, jewelry and watches. Such service establishments shall not include motor vehicle maintenance and/or body shops.

(f) Business offices, including, but not limited to, insurance agents, travel agents, realtors, finance and investment companies, and tax preparation services.

(g) Instructional studios, fitness centers, and billiard parlors.

(h) Banks and other financial institutions, excluding check-cashing businesses, but including automated teller machines (ATM).

(i) Professional offices, including, but not limited to, offices for architects, artists, authors, dentists, doctors, lawyers, ministers, musicians, engineers, optometrists, opticians, and such other similar professions.

(j) Public and semipublic uses, including parks and playgrounds, conservation areas, and structures and facilities constructed as part of this principal use.

(2) Public, private and parochial schools for academic instruction.

(3) Mixed-use buildings that may include residential apartments or flats above commercial or office uses. Residential apartments and offices may be permitted on the second story, with the exception that these two uses are not permitted on the same floor.

(4) Day-care centers (elderly and child).

(5) Churches, temples and other places of worship.

(6) Post office and library facilities.

(7) Cultural facilities, such as museums, auditoriums and conservatories.

(8) Prohibited uses:

(a) Use requiring storage or display of goods outside a fully enclosed building, except as provided in § 540-98E(5)(c)[5].

[Amended 2-26-2018 by Ord. No. 2018-1]

(b) Lumberyards.

(c) Any freestanding, single-occupant and single-use building in excess of 7,000 square feet of gross floor area.

(d) Sexually oriented businesses, including establishments that are commonly marketed as adult (male or female) entertainment clubs featuring exotic dancing, and adult book, video and/or gift stores, and massage parlors.

(e) Tattoo, body-piercing or branding establishments.

(f) Manufacturing and other commercial uses deemed to be hazardous in the Building Code.[2]

[2] Editor's Note: See Ch. 205, Construction Codes, Uniform.

(g) Automobile sales, services, pumping stations, parts sales, car washes, and detailing shops.

(h) Restaurants with exterior drive-up window service.

(i) Kennels, veterinary hospitals and facilities for the boarding and grooming of animals.

(9) Conditional uses:

(a) Traditional neighborhood development as specified in §§ 540-96, 540-97C(3) and 540-98D(1).

(b) Life cycle housing.

[1] A minimum of 25% of the combined total of single-family village homes, narrow lot cottages and attached townhomes shall provide a ground floor master bedroom in the TCM1, TCO Districts.

[2] A minimum of 10% of the combined total of single-family village homes, narrow lot cottages and attached townhomes shall provide a ground floor master bedroom in the TCM2 District.

(c) Live-work units, provided the following conditions apply:

[1] Any business operated from a live-work unit must be a principal permitted or conditional use.

[2] The parking and loading requirements for the proposed business use shall be consistent with the parking and loading requirements of this chapter. On-street parking may be considered in the provision of an appropriate number of parking spaces, depending on the expected parking demand and frequency of customer visits. In any case, there shall be at least one parking space per live-work unit dedicated solely to the commercial use.

[3] Business operations involving client visits shall be limited to the hours between 8:00 a.m. and 9:00 p.m.

[4] There shall be an interior connection between the live and work portions of the unit.

[5] All signage shall comply with applicable standards contained in this chapter.

(d) Home-based professional offices, provided the following conditions apply:

[1] The home-based office is located in a single-family or attached townhouse dwelling unit for professional home office use such as lawyers, engineers, architects, artists, writers, mental health professionals and other similar professions.

[2] Real estate offices, medical, dental, and other personal services such as hair, nail, tattooing, piercing and physical fitness services shall not be permitted as home offices uses.

(e) Nothing in this section shall be interpreted as allowing for the outdoor storage of business-related equipment, the cleaning and maintenance of equipment or transfer of equipment and freight that may or may not be related to a home office use. For example, on-site storage of landscape equipment, construction trailers, and dump trucks or any other equipment related to a building trade is prohibited.

(f) In addition to the family members occupying the dwelling containing the home office, there shall not be more than one outside employee in the home office.

(g) The employees and clients shall use on-street curbside parking spaces.

(h) Client visits to home-based offices shall be scheduled so as to not overlap, and there shall be no more than two business-related guests or clients at the home-based office at any one time.

(i) Permitted signage area is limited to one wall-mounted nonflashing nameplate sign situated within the property lines and limited to one square foot in area.

(j) The home office shall not exceed 1,000 square feet, or 25% of the total habitable square footage of the dwelling exclusive of any basement, or can be located in an accessory building not to exceed 500 square feet.

(k) All exterior aspects of the home office operation shall not disrupt the residential integrity of the dwelling unit.

(l) Studio or guest rooms above a garage, provided the following conditions apply:

[1] The studio room or guest room shall be on the second floor of a detached garage.

[2] The studio room or guest room shall not have separate kitchen facilities.

[3] Any professional or home-based office must meet the conditional use standards for home-based offices contained in § 540-65.

(10) Permitted accessory uses:

(a) Residential detached garages which shall not be subject to conversion to any other use except as may be specifically permitted in this chapter.

(b) Sheds shall be permitted in rear and side yards only and shall be limited to 100 square feet and be set back a minimum of three feet from any property line and shall be permitted in the rear yard only.

(c) All other accessory uses, buildings or structures shall be set back a minimum of three feet from any property line and shall be permitted in the rear yard only.

(d) All accessory uses shall be architecturally compatible with the principal structure.

(e) Signs, subject to the provisions of §§ 540-48 through 540-53.

[Added 3-22-2021 by Ord. No. 2021-3]

B. Area and yard requirements:

(1) Commercial and mixed-use buildings:

(a) Lot area: minimum of 30,000 square feet and maximum of 90,000 square feet.

(b) Lot width (at front yard setback line): minimum of 150 feet.

(c) Minimum lot depth: 150 feet.

(d) Front yard setback: zero feet minimum and 20 feet maximum from property line. When property fronts onto county highways, the front yard shall be measured from the edge of the right-of-way. Sidewalks and planting strips along county highways shall be outside the right-of-way if necessary to accommodate sidewalk design standards. Zero setback is permitted only where the county will allow construction of sidewalks and other streetscape improvements within the county right-of-way.

(e) Side yard: zero feet when attached and 20 feet when detached from property line. When the property side yard fronts on a county highway, the side yard shall be measured from the edge of the right-of-way. Sidewalks and planting strips along county highways shall be outside the right-of-way if necessary to accommodate sidewalk design standards. Zero setback is permitted only where the county will allow construction of sidewalks and other streetscape improvements within the county right-of-way.

(f) Height: two stories or 20 feet minimum and three stories or 35 feet maximum from sidewalk level. Finished first floor should be as close to level with the sidewalk as practicable.

(g) Maximum impervious coverage: 70%.

(h) Maximum building length: 250 feet.

(i) Parking:

[1] As provided in § 540-99C(13)(a).

[2] On-street parking can be used to meet the total parking requirement, counting only those spaces directly in the front or side of the mixed-use building(s).

[3] Parking lots shall be placed in the rear of the building(s). Rear parking lots must be screened with a fence or vegetative hedge (minimum of 3 1/2 feet high) which is at least 75% visually impervious at the time of planting. The internal surface of the parking lot must have one tree for every 10 parking spaces.

(j) Street trees shall be planted at thirty-foot intervals in a grass planting strip that is a minimum of five feet wide between the edge of the road and sidewalk. In retail areas where a planting strip may not be suitable, trees shall be planted in grates, pavement openings or planter structures of sufficient size to accommodate the species utilized.

(k) Streetlighting. Lighting shall be uniform throughout the community, pedestrian-scaled and located in the planting strip or near the edge of the road. The fixtures shall not exceed 12 feet in height and shall be provided on both sides of the street intersections. The minimum spacing shall be 80 feet on center.

(l) Sidewalks fronting commercial property shall be a minimum of 10 feet and a maximum of 16 feet in width.

(m) Garage: if provided, subject to the requirements of § 540-99C(13)(i).

(2) Single-family village homes:

(a) Lot area: minimum of 6,000 square feet and maximum of 15,000 square feet.

(b) Lot width: 60 feet minimum.

(c) Lot depth: 100 feet minimum.

(d) Front yard setback: 15 feet minimum and 25 feet maximum from property line. When property fronts on county highways where future road widening may be required, the front yard shall be measured from the edge of the future right-of-way. Sidewalks and planting strips along county highways shall be outside the right-of-way if necessary to accommodate sidewalk design standards.

(e) Side yard: five feet minimum, 12 feet combined. A minimum of 12 feet shall be provided between dwellings.

(f) Rear yard: 35 feet minimum.

(g) Height: 2 1/2 stories or 35 feet.

(h) Maximum building coverage: 45%.

(i) Minimum nonimpervious area: 30%.

(3) Narrow lot cottages:

(a) Lot area: minimum of 4,500 square feet.

(b) Lot width: 45 feet minimum.

(c) Lot depth: 100 feet minimum.

(d) Front yard setback: 15 feet minimum and 25 feet maximum from property line. When property fronts on county highways where future road widening may be required, the front yard shall be measured from the edge of the future right-of-way. Sidewalks and planting strips along county highways shall be outside the right-of-way if necessary to accommodate sidewalk design standards.

(e) Side yard setback: five feet minimum, 12 feet combined. A minimum of 12 feet shall be provided between dwellings.

(f) Rear yard: 35 feet minimum.

(g) Height: 2 1/2 stories or 35 feet.

(h) Maximum building coverage: 45%.

(i) Minimum nonimpervious area: 30%.

(j) Garage: if provided, subject to the requirements of § 540-99C(13)(i).

(4) Attached townhome units:

(a) Lot area: minimum of 2,000 square feet per dwelling unit.

(b) Lot width: at front yard setback, a minimum of 20 feet per dwelling unit.

(c) Lot depth: 100 feet minimum.

(d) Front yard: five feet minimum and 15 feet maximum from property line. When property fronts on county highways where future road widening may be required, the front yard shall be measured from the edge of the future right-of-way. Sidewalks and planting strips along county highways shall be outside the right-of-way if necessary to accommodate sidewalk design standards.

(e) Side yard: at end of each row, a minimum of five feet and maximum of 12 feet.

(f) Rear yard: 35 feet minimum.

(g) Height: 2 1/2 stories or 35 feet.

(h) Maximum building size: four dwelling units in a row and 150 feet in length.

(i) Maximum impervious coverage: 70%.

(j) Garage: if provided, to be in rear yard and accessed through an alley; subject to the requirements of § 540-99C(13)(i).

(5) Multifamily dwelling units:

(a) Minimum lot area: 30,000 square feet.

(b) Lot width: minimum of 100 feet.

(c) Lot depth: minimum of 150 feet.

(d) Front yard: minimum of 10 feet.

(e) Side yard: minimum of 10 feet; 20 feet between buildings.

(f) Rear yard: minimum of 50 feet.

(g) Building height:

[1] Three stories, not to exceed 45 feet in the TCM1, TCO Districts.

[2] Three stories, not to exceed 49 feet in the TCM2 District.

(h) Maximum impervious coverage: 60%.

(i) Rear yard parking and alley access are required.

(6) Live/work flex units:

(a) Lot area: minimum of 3,500 square feet and a maximum of 7,500 square feet.

(b) Lot width: minimum of 35 feet.

(c) Lot depth: minimum of 100 feet.

(d) Front yard: minimum of 15 feet and a maximum of 25 feet.

(e) Side yard: five feet minimum, 12 feet combined. A minimum of 12 feet shall be provided between dwellings.

(f) Rear yard: minimum of 35 feet.

(g) Height: 2 1/2 stories or 35 feet.

(h) Maximum impervious coverage: 60%.

(7) Permitted encroachments:

(a) Architectural features such as porches, platforms, steps or landing places which do not extend above the first-floor level and which have no wall more than 30 inches in height may project into a required front or rear yard setback a distance of no more than four feet.

(b) Architectural features such as chimneys, bay windows, cornices and eaves may project no more than three feet into a required front, side or rear yard setback.

C. Design standards for all zones in the Town Center District.

(1) A mix of dwelling unit types shall be distributed throughout the Town Center Districts.

(2) The developer shall provide a building option for a "senior cottage," defined as a dwelling unit with a master bedroom on the ground floor and other amenities and efficiencies designed to appeal to people in the fifty-five-and-older age bracket.

(3) Building variation. Building designs shall vary in terms of footprint, architectural elevations, window placement, type of roof, height, front entrance, and porch locations. Colors, materials, and architectural details should establish a harmonious and unified theme.

(4) The street pattern shall be generally consistent with the Eastampton Township Town Center Design Plan, prepared by A. Nelessen Associates, 2004, as it relates to the location of residential lanes and alleys and the interconnections between adjacent parcels in the Village Center as shown on Schedule C[3] of this chapter.

[3] Editor's Note: Schedule C is on file in the Township offices.

(5) Buildings and front facades shall be oriented to the street.

(6) Fences, decorative walls and hedges.

(a) Walls and fences shall be architecturally compatible with the style, materials and colors of the principal building on the same lot. Front yards may have the following treatments: brick walls with a stone or cast-stone cap, or synthetic picket fences, and decorative metal or cast-iron fences.

(b) Front yard fences shall be set back a minimum of three feet from the paved sidewalk and shall be located on private property.

(c) Front yard fences, hedges and walls shall be limited to a maximum of 3 1/2 feet in height above ground level and be a minimum of 60% solid.

(d) Fences shall not conflict with the site distance requirements. Where driveways and private parking is off of an arterial or collector street, as defined in § 460-4 of the Eastampton Township Code, a zoning permit for a fence shall be reviewed by the Township Engineer to certify compliance with all site distance requirements.

(e) Side and rear yard fences shall not exceed six feet above ground level.

(f) Hedges may be used instead of fences.

(g) Highway-style guardrail, stockade or contemporary security fencing such as chain-link, barbed or razor wire are prohibited.

(h) Side and rear yards may be defined by a masonry wall, wooden or synthetic fence, trellis or lattice, vegetative hedge, garage and/or outbuilding walls, or some combination thereof. The height of such yard or patio enclosure shall not exceed six feet above ground level and shall be suitable to provide privacy and screen views of neighboring uses, trash receptacles/containers or recycling bins.

(i) On corner lots, such fences shall not be closer to the street side property line than the building setback line.

(j) Gates in fences shall be built of the fence material.

(k) Walls shall be built of brick to match the principal building.

(l) Gates in walls may be of steel or wrought iron.

(7) Decks, patios and terraces.

(a) Decks, patios and terraces shall complement the architectural style and design of the dwelling units and the overall project design.

(b) Decks shall be constructed no higher than 36 inches from the rear yard grade immediately adjacent to the side and rear wall of the home.

(c) Decks shall not be constructed closer than 10 feet to the side and rear property lines for single-family homes and three feet for townhomes.

(d) Patios constructed at grade shall not be constructed closer than five feet from the side or rear property line.

(8) Pools and spas.

(a) All swimming pools shall be an in-ground type, with a maximum of 21 inches above adjacent grade.

(b) Pools or spas shall not be constructed closer than 10 feet from the side and rear property lines for single-family homes and five feet for townhomes.

(c) All swimming pools shall be fenced in accordance with applicable Township zoning regulations.

(9) Gazebo, arbor, trellis or pergolas.

(a) Gazebos or other similar freestanding accessory structures are permitted in the rear yard only. Maximum height shall not exceed 12 feet above adjacent grade, excluding rooftop ornaments; it shall be constructed of wood and shall have a maximum size of 150 square feet.

(b) Trellises, arbors and gate arbors are permitted in the side and rear yards.

(c) Trellises, arbors and gate arbors shall be proportionately sized for the overall area of the yard and shall not exceed eight feet in height, five feet in width and three feet in depth. They shall be constructed of wood and compliment the architectural style, type and design of the fence or dwelling.

(10) Accessory porches.

(a) Any porch built by the property owner and not provided by the builder at the time of initial construction shall be considered an accessory porch.

(b) Accessory porches shall complement the architectural style and design of the dwelling units and the overall project design.

(c) Front accessory porches shall have a minimum depth of six feet and shall be subject to Township ordinance requirements.

(11) Residential interior lots. Adjacent residential lots may be divided by a six-foot-high fence along side property lines. Portions of fencing above five feet in height must be made of a trellis or other semitransparent top piece.

(12) Residential corner lot. Side streets should be treated the same as front streets. The front porch encroachment may wrap around the corner on a corner lot house. Subject to the specific architecture of the unit, rear yard fencing may extend along the side street and may be between five feet and six feet high only from the rear property line to a point that is either half of the depth of the unit or the location of the side entry, provided it does not interfere with the sight triangle.

(13) Off-street and on-street parking. The overall intent for the provision of parking in the Town Center Districts is to balance the use mix with available parking opportunities both on and off street.

(a) Off-street parking shall be provided according to minimum requirements as specified below:

	Use	Required Off-Street Parking
	Village single-family	See Residential Site Improvement Standards
	Narrow single-family	See Residential Site Improvement Standards
	Townhouse	See Residential Site Improvement Standards
	Apartment dwelling	See Residential Site Improvement Standards
	Accessory dwellings	1 space per unit
	Retail	Minimum 1 space per 300 square feet1
	Office uses	Minimum 1 space per 300 square feet1
	Institutional/churches	Minimum 1 space per 3 seats

	NOTES:
	The minimum requirement of 1 space per 300 square feet is permitted if shared parking is proposed as specified in Subsection C(13)(g) below. If shared parking is not proposed, the parking shall be as required in § 540-58.

(b) Parking is prohibited within the front setback between the front of the building and the front property line.

(c) Parking lots and/or associated driveways may abut and overlap property lines that abut other nonresidential Town Center District uses, predicated upon establishing an appropriate access easement that clearly defines all associated maintenance responsibilities.

(d) Parking spaces and/or associated driveways shall be located a minimum of 10 feet from any side or rear property line which abuts a Town Center residential use.

(e) Off-street parking for commercial uses shall be sufficient to provide parking for the employees of all proposed uses as well as long-term customer parking. Spaces reserved for employees shall be designated as such by means of striping and signage. Off-street parking lots shall be prohibited in any front yard setback area, shall be located at the rear of buildings on the interior of lots whenever possible, and shall be accessed by means of common driveways. Cross-access easements for adjacent lots with interconnected parking lots shall be required, in language acceptable to the Township Council and Planning Board Attorney.

(f) In addition to the off-street parking requirements specified above, on-street parking shall be provided to serve customers of commercial uses. Where permitted, commercial on-street parking shall be provided as curbside, parallel, or angle parking located along both sides of the streets on all blocks upon which commercial uses front.

(g) Shared parking shall be encouraged for all commercial parking lots and particularly for those serving mixed-use commercial and residential buildings. Where necessary, in parking lots which are serving mixed-use commercial and residential buildings, the Land Use Planning Board may, in its discretion, permit a limited amount of parking to be reserved either for residential or specified commercial uses only or may restrict the hours that certain spaces are to be used for residential or commercial uses only. In exercising its discretion to allow any limitations to be placed on the use of any parking spaces, the Land Use Planning Board shall do so with the intent to limit such restrictive use in order to advance the objective of encouraging shared parking.

(h) Parking lot landscaping, buffering and screening.

[1] Lots for apartment and nonresidential uses shall balance the functional requirements of parking with the provision of pedestrian amenities. Transition areas between parking and civic, commercial, or residential uses shall be designed with textured paving, landscaping, and street furniture approved by the Land Use Planning Board.

[2] Parking lot layout, landscaping, buffering, and screening shall be provided to minimize direct views of parked vehicles from streets and sidewalks, avoid spillover light, glare, noise, or exhaust fumes onto adjacent properties, in particular residential properties, and provide the parking area with a reasonable measure of shade when trees reach maturity. In order to achieve these objectives, parking lots exposed to the public view shall be surrounded by a minimum of a three-foot-high, year-round, visually impervious screen, hedge or wall. However, where these buffers are used to screen driveways or approach sidewalks or walkways, the walls will be located in a manner to provide adequate visibility of pedestrians from motor vehicles and shall not interfere with clear sight triangle requirements.

[3] The interior of all parking lots shall be landscaped to provide shade and visual relief. This is best achieved by protected planting islands or peninsulas within the perimeter of the parking lot. Refer to § 540-54 for additional landscaping requirements.

[4] Parking lot layout shall take into consideration pedestrian circulation. Pedestrian crosswalks shall be provided, where necessary and appropriate, shall be distinguished by textured paving, and shall be integrated into the wider network of pedestrian walkways. Pavement textures shall be required on pedestrian accessways and strongly encouraged elsewhere in the parking lot as surfacing materials or when used as accents and as approved by the Land Use Planning Board.

(i) Residential garage and parking design standards.

[1] With the exception of lots that do not back up to alleys or lanes, driveways and driveway access shall be prohibited in any front yard area.

[2] Driveways that are accessed through the front yard area shall be no wider than 10 feet, and parking for all dwelling units shall be prohibited within the front yard setback.

[3] Parking for all dwelling units shall be prohibited in front yard setback areas, with the exception of lots that do not back up to alleys or lanes. Driveways and driveway access shall be permitted in the front yard area, provided that the garage is recessed at least 10 feet from the main portion of the dwelling unit. Driveways shall be set back a minimum of three feet from the side of dwelling units. The location of a garage shall be set back a minimum of three feet from side and five feet from rear property lines.

[4] Garages, driveways and parking areas shall have a minimum setback of three feet from any side property line.

[5] Driveways shall be set back a minimum of three feet from any side property line, unless such driveway is shared by dwellings on two adjacent lots, in which case the driveway may be located with the driveway center line on the common side lot line. Parking for townhouses shall be provided as driveways or garages with access from a rear lane.

[6] Garages shall only be located to the rear of the principal building, with the exception of where access to a rear alley is not provided.

[7] The garage setback from the right-of-way of the rear lane shall be governed by the following. No parking is permitted within the driveway accessing the garage, in which case the garage shall be set back no less than 10 feet, with a six-inch tolerance, from the right-of-way of the rear lane, or parking may occur within the driveway leading to the garage, in which case said garage shall be set back no less than 20 feet from the right-of-way of the rear lane. No vehicle parked in a driveway or parking area shall encroach into the public right-of-way.

[8] Two adjacent lots may share a driveway along their common property line, subject to a cross-access easement.

[9] Residential lots may require on-site parking spaces adjacent to the garage in order to meet the minimum off-street parking requirements if sufficient spaces are not provided within the garage and the driveway to the garage.

[10] The maximum width of a driveway throat shall not exceed 24 feet. There shall be no more than one driveway apron per lot.

[11] Garages on single-family or duplex corner lots are permitted direct access to the side street, provided the entrance of said garage has a setback 10 feet further than the sidewall of the dwelling unit.

[12] Required residential off-street parking spaces shall abut the side of the on-site garage and have a depth between 25 and 26 feet from the alley right-of-way and a minimum designated parking width of eight feet contained on said lot. A clear width of 11 feet, free of fence, shrub, etc., shall be provided for parking spaces to accommodate vehicle access. On lots that cannot accommodate the full eleven-foot designated parking area width, an access easement on the adjacent lot shall be required to accommodate door openings only. When necessary, due to abutting garages and/or minimal lot widths, driveways and parking areas may abut the adjacent lot's property line.

[13] Driveways may be constructed of brick pavers, two-foot-wide concrete wheel tracks, or stone pavers.

[14] All townhouse driveways and parking spaces shall only be accessed from the rear lane, with the exception of end unit townhomes.

[15] Required parking for multifamily buildings may be located in common parking lots located on a lot other than that containing the apartment building entrances. Parking shall be located within 300 feet of the urban apartment building entrance in order to minimize parking off site.

[16] For attached garages which are accessed from an alley, not from the front of the house, the minimum setback for the garage shall be three feet from the side yard and five feet from the rear yard.

D. Commercial design standards for all zones in the Town Center District.

(1) Pedestrian connections shall be provided to abutting open space areas and abutting Town Center commercial sites.

(2) Restaurants and cafes shall be permitted to operate outdoor dining areas on sidewalks, including areas within the public right-of-way and in courtyards, provided pedestrian circulation and access to store entrances shall not be impaired, and the following standards and guidelines are met:

(a) To allow for pedestrian circulation, a minimum of five feet of sidewalk along the curb and to the entrance of the establishment shall be maintained free of tables and other encumbrances.

(b) Planters, posts with ropes, wrought iron railings, or other removable enclosures are encouraged and shall be used as a way of defining the area occupied by the cafe.

(c) Extended awnings, canopies, or large umbrellas shall be permitted and located to provide shade. Colors shall complement building colors.

(d) Outdoor cafes shall be required to provide additional outdoor trash receptacles.

(e) Tables, chairs, planters, trash receptacles, and other elements of street furniture shall be compatible with the architectural character of the building where the establishment is located.

(f) Operators or owners of establishments will be responsible for trash pickup and maintain a litter-free and well-kept appearance within and immediately adjacent to the area of their activities.

(3) Drive-through banking facilities shall be located and screened with planting and/or architectural walls to minimize their visibility and may be located under upper-story cantilevered floors. In all cases, drive-through facilities must be located in the rear of the building.

(4) Required loading and service areas. When required, loading docks, solid waste facilities, recycling facilities, and other service areas shall be placed to the rear or side of buildings in visually unobtrusive locations. Screening and landscaping shall be provided to minimize direct views of the loading areas and their driveways from adjacent properties or from the public right-of-way. Screening and landscaping shall also be provided to minimize spillover glare, noise, or exhaust fumes. Screening and buffering shall be achieved through walls, fences, and landscaping. Screening shall be a minimum of five feet tall, shall be visually impervious and keep receptacles completely out of view. Recesses in the building, or depressed access ramps, may be used.

[1] Editor's Note: For provisions specific to Block 503, Lots 5 and 6, of the TCO Town Center Commercial/Office District, as adopted 9-13-2021 by Ord. No. 2021-15, see Attachment 5 to this chapter.

§ 540-100 TCVO Town Center Civic/Professional Office District.

[Added 11-10-2008 by Ord. No. 2008-27]

A. Permitted principal uses. The following principal uses are permitted in TCVO Districts:

(1) Municipal buildings and other governmental and/or public uses.

(2) Churches, temples and other houses of worship.

(3) Post office.

(4) Library.

(5) Cultural facilities, such as museums, auditoriums and conservatories.

(6) Professional office.

B. Accessory uses. The following accessory uses are permitted in the TCVO Districts:

(1) Signs, subject to the provisions of §§ 540-48 through 540-53.

[Amended 3-22-2021 by Ord. No. 2021-3]

(2) Fences and landscaping, subject to the provisions of §§ 540-55 and 540-56.

(3) Off-street parking facilities, subject to the provisions of §§ 540-57 and 540-58.

(4) Loading and unloading ramps and structures, subject to the provisions of § 540-59.

C. Area and yard requirements:

(1) Minimum lot area: four acres.

(2) Minimum lot frontage: 400 feet.

(3) Minimum lot width: 400 feet.

(4) Minimum lot depth: 200 feet.

(5) Minimum setbacks:

(a) Principal building:

[1] Front yard: 50 feet.

[2] Rear yard: 40 feet.

[3] Side yard: 25 feet.

(b) Accessory building:

[1] Distance to sideline: 20 feet.

[2] Distance to rear line: 20 feet.

[3] Distance to other building: 20 feet.

(6) Maximum building coverage: 20%.

(7) Maximum site coverage: 65%.

(8) Building coverage of accessory building(s): 2%.

D. Miscellaneous. Signs, landscaping, parking, lighting and other criteria shall be as set forth in § 540-24.

§ 540-101 TCR Town Center Single-Family Residential District.

[Added 11-10-2008 by Ord. No. 2008-28]

A. Permitted uses:

(1) Single-family residential dwellings.

(2) Single-family village homes.

(3) Single-family narrow lot cottages.

(4) Attached townhome units.

B. Permitted accessory uses:

(1) Residential detached garages, which shall not be subject to conversion to any other use except as may be specifically permitted in this chapter.

(2) Sheds shall be permitted in rear and side yards only and shall be limited to 100 square feet and be set back a minimum of three feet from any property line and shall be permitted in the rear yard only.

(3) All other accessory uses, buildings or structures shall be set back a minimum of three feet from any property line and shall be permitted in the rear yard only.

(4) All accessory uses shall be architecturally compatible with the principal structure.

(5) Home office occupations.

(6) Homecrafts, subject to the provisions of § 540-64.

(7) Signs, subject to the provisions of §§ 540-48 through 540-53.

[Added 3-22-2021 by Ord. No. 2021-3]

C. Conditional uses. The following conditional uses are permitted in the TCR District:

(1) Home professional occupations, subject to the provisions of § 540-65.

(2) Live/work flex units, subject to the provisions of § 540-99A(9)(c).

D. Area and bulk requirements.

(1) Area and bulk requirements are in accordance with the following:

(a) Single-family village homes shall be in accordance with the area and bulk requirements contained in § 540-99B(2).

(b) Single-family narrow lot cottages shall be in accordance with the area and bulk requirements contained in § 540-99B(3).

(c) Attached townhome units shall be in accordance with the area and bulk requirements contained in § 540-99B(4).

(2) Area and bulk requirements for the single-family residential dwellings shall be in accordance with the area and bulk requirements of the R-M Zoning District in § 540-18D.

§ 540-102 Temporary/permanent resident relocation.

The redevelopment activities that would necessitate the relocation of residents, business owners and other property owners is not foreseen in the redevelopment plan at this time. Therefore, no relocation is anticipated in Eastampton.

§ 540-103 Identification of proposed property acquisition.

The redevelopment activities that would necessitate the acquisition of property is not foreseen in the redevelopment plan at this time. Therefore, no properties are being proposed for acquisition.

§ 540-104 Relationship to intergovernmental planning.

A. Neighboring communities.

(1) The redevelopment area directly borders Westampton Township to the west and is near, but does not border, Springfield Township to the north. The border directly shared with Westampton Township is approximately 3,800 feet in length. The redevelopment area is also near Mount Holly Township but only borders it directly at the point of intersection between the Mount Holly border and Woodlane Road.

(2) The adjacent area of Mount Holly is zoned residential (R1), and although proximate to the proposed redevelopment area, it only borders it at one geographic point. The redevelopment area uses in this location are mainly residential. It is important to note that the predominantly residential uses in this vicinity are generally compatible with Mount Holly's R1 District because they both provide for residential uses.

(3) Westampton Township is on the western border of the redevelopment area. The Westampton R-3 Residential District borders the subject area for a distance of 3,800 feet. The existing uses within the Eastampton border portion of the redevelopment area are the Eastampton Garden Apartments, two residential properties and an area of vacant land which exhibits wetlands characteristics. No new uses are proposed within the border area, thus the redevelopment area is generally compatible with the adjoining R-3 area in Westampton Township.

B. Burlington County.

(1) Burlington County does not have a master plan. However, the Township is currently participating in a county-sponsored study of the Route 206 corridor, which is funded by a smart-growth grant from the State of New Jersey Department of Community Affairs. The preliminary plans call for designating the redevelopment area, excluding the T-4 Transect.

(2) The county does have program plans in the area of open space and farmland preservation. The Township has partnered with the county to establish a green belt around the redevelopment area.

C. State development and redevelopment plan (SDRP). The redevelopment area is identified as PA 2, which is compatible with the objectives of the redevelopment plan.

§ 540-105 Affordable housing provision.

A. The Township met its Round 2 fair-share obligation of affordable housing units (The Pennrose Development), which are located within Block 300, Lot 2.02, the redevelopment area, and are zoned as R-1B, Residential. As indicated in § 540-94A, this zoning will remain in place.

[Amended 11-10-2008 by Ord. No. 2008-14]

B. The Township's affordable housing obligation was addressed through the Superior Court in Toll Brothers/Rancocas Investments v. Township of Eastampton et al., Docket No. L-020502-83. As provided in the "Report of the Special Master," on file with the Township Clerk, the 100 units of affordable housing on the site more than satisfy the Township's current obligation under Mt. Laurel II. The Council on Affordable Housing determined Eastampton's fair-share second-round obligation to be 65 units. The 100 units were determined to also address future fair-share obligations. Therefore, the Township will be able to access bonus credits against its next fair-share allocation.

§ 540-106 Consistency with Master Plan.

The redevelopment plan is consistent with the Master Plan of the Township of Eastampton in a number of ways. Section 540-94 provides specific details about this relationship.

A. Goals and objectives. The plan either achieves or contributes to the following objectives contained in the Master Plan:

(1) Conserve natural resources and systems.

(2) Preserve and enhance areas with historic, cultural, scenic, open space and recreational value.

(3) Promote beneficial economic growth and development.

(4) Protect the environment and prevent and clean up pollution.

(5) Provide adequate public facilities and services.

(6) Adopt the purposes of the New Jersey Municipal Land Use Law (N.J.S.A. 40:55D-2) to be the goals and objectives of Eastampton Township.

B. Recommended use purposes. The Master Plan recommended much of the redevelopment area remain designated for mixed-use commercial residential (TCD). The redevelopment plan incorporates these uses, but better defines the preferred pattern of development.

[Amended 11-10-2008 by Ord. No. 2008-14]

C. The 2001 Land Use Element revision and Open Space Element call for leaving most of Block 600 in some form of open space and designating the area as ACR (Agricultural/Commercial/Recreation). However, the existing zoning standards for the area are BP/ACR (Business Park/Agricultural Commercial Recreation).[1] The redevelopment plan recognizes the successful completion of the open space plan and the input of citizens through the state-funded smart growth grant concept plan.

[1] Editor's Note: The BP/ACR District no longer exists. Original § 103-21.2, BP/ACR Business Park/Agricultural Commercial Recreation, added 3-8-1999 by Ord. No. 1999-03, was deleted at time of adoption of Code (see Ch. 1, General Provisions, Art. I).

§ 540-107 Relationship to municipal development regulations.

A. The official Zoning Map for the Township designates the redevelopment area of the Township area for the following uses:

[Amended 11-10-2008 by Ord. No. 2008-14]

(1) Town Center District (TCD).

(2) Residential District (R-1B).

(3) High-Density Residential (HD).

B. The redevelopment plan is consistent with these regulations with respect to uses. However, as a result of the plan-the-land workshops, the Township seeks to move away from a monofunctional zoning system to a transect-based zoning system as defined in the definitions section.[1]

[1] Editor's Note: See § 540-89, Definitions.

C. The redevelopment plan provisions are constructed as overlay zones in which the base zones set forth in Chapter 540, Zoning, of the Eastampton Township Code remain intact, and the overlay zones are provided for implementation of the redevelopment plan.

D. The Eastampton Township Land Use Planning Board shall have the authority to grant bulk variances and design exceptions for development applications submitted for redevelopment projects located within redevelopment areas as set forth in Article XVII Redevelopment Plan.

[Added 2-26-2018 by Ord. No. 2018-1]

§ 540-108 Redevelopment concept review fees.

A. The redevelopment plan is proposed as a public/private partnership. Under this partnership, it is anticipated that all development costs, including development coordination and review by the municipality, will be funded by the private partner in the redevelopment area.

B. Redevelopment concept review fees. Upon submission of a redevelopment plan for concept review (prior to submission of an application for development to the Township Land Use Planning Board), a concept review fee shall be payable based on the size of the proposed project as provided for in § 460-58L, Redevelopment concept review fees.