[Added 4-1-2019 by Ord.
No. 894-2019]
The primary purpose of the redevelopment plan is to provide
for a comprehensive, integrated planned development consisting of
the following elements:
A.
Development of the southern 21 acres of the site as a mix of residential
and nonresidential development providing tax ratables lost to the
Borough with the closure of the former paper manufacturing facility;
B.
A new residential neighborhood in keeping with the village quality
of the Borough, to be located on the southern end of the site, south
of the Hakihokake Creek, with townhouse and multifamily residential
dwellings surrounded by neighborhood greenways;
C.
Two medical and professional office buildings on the eastern portion
of the site along Frenchtown Road (Route 619);
D.
An assisted living facility for local and surrounding residents along
Frenchtown Road south of the office buildings;
E.
Maintenance of the area north of the Hakihokake Creek as an open
space and passive recreation area;
F.
Public access to the Delaware River waterfront with pedestrian trails
and a limited-scale public portage;
G.
A series of trails providing linkages to a regional trail network
and to existing pedestrian pathways in the Borough;
H.
Passive recreation areas located between the residential dwellings
and the Delaware River with integrated stormwater management facilities;
I.
An aesthetically pleasing gateway treatment and streetscape along
Frenchtown Road;
J.
An extension of the existing roadway grid to create a subnetwork
of streets to provide circulation and access alternatives.
The following types of uses shall be principal permitted uses
within the Curtis Paper Mill Redevelopment Area:
Permitted accessory uses allowed in the Curtis Paper Mill Redevelopment
Area include the following:
The area and bulk requirements for the uses allowed in the Redevelopment
Area - 1 Overlay (RA-1) Zone are set forth below. The area and bulk
regulations of the underlying I Industrial Zone shall remain in full
force and effect for development pursued in accordance with the underlying
Industrial uses.
|
Requirement
|
Townhouse
|
Multifamily
|
Assisted Living
|
Office
|
|---|---|---|---|---|
|
Maximum number of units
|
48
|
72
|
100
|
—
|
|
Setback from Frenchtown Road (feet)
|
150
|
150
|
50
|
50
|
|
Front yard setback from a public street to building front or
side facade (feet)
|
25
|
25
|
25
|
40
|
|
Front yard setback from a public street to all other facades
(feet)
|
50
|
50
|
—
|
—
|
|
Minimum setback from private internal roadway (feet)
|
20
|
20
|
—
|
—
|
|
Minimum setback from building to building facade (feet)
|
60
|
60
|
60
|
40
|
|
Maximum building height (feet/stories)
|
38/3
|
42/3
|
35/2
|
35/1
|
|
Accessory building setback from a public street (feet)
|
25
|
—
|
—
|
—
|
|
Accessory building setback from private internal roadway (feet)
|
15
|
—
|
—
|
—
|
Residential development shall emulate characteristics of townhouse
and multifamily style development within the immediate Milford area
and shall also include assisted living for aging populations to remain
in the area. The proposed design of the residential development should
support a pedestrian-friendly environment and a gradual transition
in housing type from the traditional detached single-family residential
development pattern along Delaware Avenue on to a townhouse and multifamily
form development pattern. The area shall be further supplemented by
an assisted living facility at the southernmost end of the redevelopment
area. Sidewalks and paths shall be provided throughout the entire
redevelopment area to encourage pedestrian connections through the
neighborhood and to various trails and pedestrian linkages surrounding
the site. The visual character of the site stems from the relationship
of roadway width, setbacks, side yards and the decorative layering
of planting of front yards with plantings. The continuity of the residential
corridors is dependent on adequate minimum front yard and side yard
setbacks. Townhouse garages are prohibited from directly accessing
adjacent public streets in order to minimize curb cuts and maintain
a safe and pleasing streetscape.
A.
Density limitation. As noted above, the redevelopment plan contemplates
a total of 48 townhouse dwellings, 72 multifamily dwellings and a
100-unit assisted living facility. The 120 townhouse and multifamily
units represents a gross density of 1.64 units per acre based on a
gross tract size of 73.33 acres, and it equates to 5.71 units per
acre based on a net developable area of 21 acres. The 100-unit assisted
living facility is not calculated within these density limitations.
B.
Mandatory affordable housing set-aside requirements. The mandatory
affordable housing set-aside for rental developments shall be 15%,
and the mandatory affordable housing set aside for for-sale developments
shall be 20%. The mandatory set-aside for assisted living units shall
be 10%. The affordable units in the multifamily and townhome developments
are family units.
C.
Affordability requirements. In accordance with the court order of
approval on January 15, 2019, following the Borough's fairness hearing,
the Borough shall be entitled to 43 affordable housing unit credits
from the Curtis Paper Mill Redevelopment Plan. The following shall
be addressed as part of the planning for affordable units.
(1)
All affordable units to be produced pursuant to this section
shall comply with the Borough's Affordable Housing Ordinance,[1] the Uniform Housing Affordability Controls ("UHAC") (N.J.A.C.
5:80-26.1 et seq.), or any successor regulation, and the Borough's
Housing Element and Fair Share Plan, as may be amended from time to
time. This includes, but is not limited to, the following requirements
for all affordable units.
(a)
Low/moderate income split. A maximum of 50% of the affordable
units shall be moderate-income units, and a minimum of 50% of the
affordable units in each bedroom distribution shall be low-income
units. At least 13% of all restricted units in each bedroom distribution
shall be very-low-income units, which shall be counted as part of
the required number of low-income units within the development.
(b)
Deed restriction period. All affordable units shall be deed
restricted for a period of 30 years from the date of the initial occupancy
of each affordable unit (the "deed-restriction period"). The deed
restrictions shall expire only if and when it is properly released
by the Borough and/or the Borough's administrative agent at the sole
discretion of the Borough consistent with the requirements of UHAC.
(c)
Administrative agent. All affordable units shall be administered
by a qualified administrative agent paid for by the developer.
D.
Other affordable housing unit requirements. Developers shall also
comply with all the other requirements of the Borough's Affordable
Housing Ordinance, including, but not limited to:
(1)
Affirmative marketing requirements;
(2)
Candidate qualification and screening requirements;
(3)
Integrating the affordable units amongst the market rate units;
and
(4)
Unit phasing requirements. Developers shall ensure that the
affordable units are dispersed between all of the buildings on their
site and shall identify the exact location of each affordable unit
at the time of site plan application.
A.
Two professional medical office buildings are proposed along the
site's frontage with Frenchtown Road, between the existing medical
office building and the proposed assisted living residential development
area of the site. The buildings will provide opportunities for a variety
of professional offices, including medical offices.
B.
The intent is to have the buildings designed in an attractive and
coordinated architectural design consistent with the architectural
standards and guidelines presented in this plan and compatible with
the architectural design elements exhibited in the downtown village
area of the Borough. Buildings are to be oriented toward Frenchtown
Road with appropriate front yard setbacks. Streetscape improvements,
including decorative pavers, street trees, and lighting, are to be
consistent along the entire frontage of Frenchtown Road, and are to
link with the adjoining existing medical office building and public
and residential subareas of the plan.
C.
The professional office development is to be limited to one story.
Parking is to be located in the side yards of the buildings. Shared
parking arrangements will be explored with both the proposed medical
buildings and the existing medical offices to the north of the site.
However, any shared parking arrangements must provide adequate parking
for all uses. The redeveloper will be required to submit an analysis
confirming the adequacy of any proposed shared parking arrangement.
The office development will be subject to the standard 2.5% nonresidential
fee.
A.
Open space and recreation facilities are proposed as a major element
of the plan and consist of the following:
(1)
A passive recreation area consisting of the environmentally
constrained northwestern areas of the site north of the Hakihokake
Creek. This area will include pedestrian paths linking the area to
other portions of the Borough and a passive recreation area along
Delaware River.
(2)
A new public green adjoining the residential, professional office
development and open space areas will create a focal point for these
uses. Accordingly, the public green should include various public
amenities to create a public plaza or similar public area with adequate
space to hold outdoor events of a limited scale.
(3)
The provision of a public walkway and passive recreation area
along the Delaware River, linking to the regional trails system.
(4)
Buffer areas and green belts between residential and nonresidential
areas.
(5)
New passive recreation areas designated for the common use of
all occupants of the development that also serve as an integrated
stormwater management system located between the residential development
and the Belvidere and Delaware River Railway parcel.
B.
Common open space shall comprise not less than 40% of the total gross
area of the 73.3 acre tract. Such space may include land area to be
developed as recreation areas or which is designated for common use
of all occupants of the development but shall not include streets,
off-street parking areas or incidental landscaped areas within off-street
parking areas. The redeveloper shall be required to provide perpetual
maintenance for such open space. Not less than one-sixth of this minimum
required open space shall be in a form usable to and accessible by
the public, such as the central green, commons, woodland walking trails,
similar footpaths, or any combination of the above.
C.
The required open space shall be located and designed to add to the
visual amenities and village atmosphere of the development. The visibility
of internal open space shall be maximized through the use of terminal
vistas and linkages to other open space elements.
A.
Off-street parking shall be provided for each individual use in the
development in accordance with the requirements of this section.
B.
Parking for all townhouse structures shall be prohibited in front
yard setback areas from public streets.
C.
Driveways shall be set back at least 15 feet from all residential
buildings and five feet from nonresidential structures to provide
room for a landscaped area.
D.
Parking lot layout, landscaping, buffering and screening shall be
provided to minimize direct views of parked vehicles from the street
right-of-way and sidewalks and avoid spillover light, glare, noise,
or exhaust fumes onto adjacent properties. Parking lots exposed to
view shall be surrounded by a minimum three-foot landscaped berm (see
accompanying diagram). The height of the berm shall gradually decrease
in size where driveways, walkways and sidewalks approach to provide
adequate sight triangles.
 |
E.
The interior of all parking lots shall be landscaped to provide shade
and visual relief. At a minimum, at least one deciduous tree shall
be planted for every five parking spaces inside a six-foot-wide planter
or landscape island is required. Landscaping should be utilized to
soften edges of parking lots and to provide a sense of lot borders
or boundaries.
F.
Parking lot layout should take into consideration pedestrian movement,
and pedestrian crossings should be installed where deemed necessary
by the Planning Board.
G.
The required number of parking spaces may be reduced by demonstrating
the possibility of shared parking subject to the review/approval of
the Board.
H.
Parking lot layout should take into consideration pedestrian movement,
and pedestrian crossings should be installed where deemed necessary
by the Board.
A.
Landscaping is to be provided as part of all redevelopment and is
to be integrated into building arrangements, topography, parking,
buffering and other site features. Landscaping may include trees,
shrubs, ground cover, berms, flowers, sculpture, art and similar materials,
and shall be designed to provide aesthetic, buffering, environmental,
ornamental, and other related functions. All landscaping plans shall
be prepared by a New Jersey licensed landscape architect.
B.
Landscaping for nonresidential uses should define entrances to buildings
and parking lots, define edges of various land uses, provide transition
between neighboring properties (buffering), and provide screening
for loading and equipment areas.
C.
Landscaping shall permit adequate site distance for motorists and
pedestrians entering and exiting a site and shall not interfere with
circulation patterns.
D.
Landscaping shall be provided adjacent to and within parking areas
to screen vehicles from view and to minimize the expansive appearance
of parking fields. Street trees shall be installed in the public right-of-way
for all development within nonresidential districts.
E.
Trees shall be planted within rights-of-way parallel to the street
along all streets.
F.
Street tree spacing shall be determined by species type. Large maturing
trees shall be planted a minimum of 40 feet and a maximum of 50 feet
on center. Small and medium maturing trees shall be planted a minimum
of 10 feet and a maximum of 30 feet on center.
G.
Large maturing trees, such as willow oaks, tulip poplars, and American
beech, shall generally be planted along residential streets and along
the street frontages and perimeter areas of parks, squares, greenbelts,
and civic structures.
H.
Small maturing trees, such as flowering dogwoods and crape myrtle,
shall generally be planted along nonresidential streets, interior
portions of parks, squares, greenbelts, and civic lots.
I.
Plantings in the immediate proximity to buildings in front and side
yards shall respect architectural lines (should be seen as extension
of architectural walls).
J.
Plantings toward the street shall respect the integrity of the street
by not obscuring important buildings and respecting views to and from
streets, porches, walks, and public open spaces.
K.
Existing trees 18 inches in caliper or greater may count towards
all tree requirements. All such trees not within a drive or building
footprint after grading may not be cut without approval from the Board.
L.
All plantings shall be installed free from disease and in a manner
that ensures the availability of sufficient soil and water for healthy
growth and which is not intrusive to underground utilities.
M.
All loading areas shall be landscaped in a manner that sufficiently
screens the view of the loading area and vehicles from any public
right-of-way and residential property.
