[Added 9-8-2020 by Ord. No. 1093-2020; amended 11-10-2020 by Ord. No. 1094-2020; 5-24-2022 by Ord. No. 1112-2022; 4-15-2025 by Ord. No. 1150-2025]
a.
Purpose. The purpose of this zoning district is to encourage the construction of low- and moderate-income housing in conformance with the latest procedural and substantive rules for affordable housing as determined by the Courts or other applicable authority, by permitting mixed-use commercial development with inclusionary multifamily development subject to the Mixed Use-Affordable Housing Rehabilitation Redevelopment Zone regulations enumerated herein. This section is created in fulfillment of a settlement agreement by and between the Borough of Peapack and Gladstone, New Jersey, and the Fair Share Housing Center in connection with the Borough of Peapack and Gladstone declaratory judgment action captioned "In the Matter of the Application of the Borough of Peapack and Gladstone" bearing docket number SOM-L-905-15 pursuant to In re the Adoption of N.J.A.C. 5:96 and 5:97 by the Council on Affordable Housing, 221 N.J. 1 (2015) and to implement the 2020 Borough of Peapack and Gladstone Fair Share Plan. It is further the intent of the zone to promote neighborhood scale mixed-use development. Large-scale, single-user commercial development is to be discouraged in this zone.
b.
Regulations contained herein are intended to supersede existing development regulations. Where existing provisions of the Land Development Code are not addressed herein, those sections shall apply.
c.
Principal Permitted Commercial and Residential Uses.
1.
Retail business.
2.
Dance studios, art and photographic studios, yoga and wellness studios or similar such uses.
3.
Restaurants and food establishments without drive-through facilities.
4.
Pharmacies without drive-through facilities.
5.
Health spas, gym and boutique exercise/fitness facilities.
6.
General office uses.
7.
Medical offices limited to small-scale general or specialty practices herein defined as a medical or dental practice offering medical or dental services on an outpatient basis and including a total of no more than the full-time equivalent of three principal health care providers and two other medical or dental professionals, exclusive of administrative or clerical staff, providing services on the premises. A medical or dental office may also contain associated in-house ancillary services such as in-house diagnostic testing facilities, medical counseling services, and similar services.
8.
Multifamily residential housing on ground level, above commercial or as stand-alone buildings provided no more than 30% of such multifamily residential units may be placed on ground level.
9.
Structured parking as regulated herein.
10.
Boutique and Extended Stay Hotels.
11.
Microbrewery.
d.
Multiple permitted uses may occupy a single building.
e.
Rooftops limited to second-story roof areas with direct walkout access from a third floor may be used as an outdoor amenity space for seating and consuming food and beverages only.
f.
Accessory Uses. Any use which is ordinarily subordinate and customarily incidental to the principal permitted uses allowed in the MU-AH Zone.
g.
Prohibited Uses. Any use not specifically permitted herein is prohibited.
h.
Dwelling Unit Maximum Density. The maximum number of permitted dwelling units shall not exceed 40 units with a minimum requirement of no less than three units set aside within the development as affordable units to low- and moderate-income families in addition to those affordable housing units to be provided elsewhere as detailed in § 23-95.11n below.
i.
It is intended that this zone be developed as a mix of residential and commercial uses to satisfy the Borough's affordable housing obligation. It is further intended that the zone be developed in a comprehensive and coordinated fashion. Therefore, no development may proceed without a comprehensive development plan that demonstrates that the mix of commercial and residential components, including the affordable housing obligation, as required by this zone, are satisfied. This requirement should not be construed as precluding a phased development plan; provided, however, that such phasing guarantees the development of affordable housing as contemplated in the zone and in accordance with the Borough's affordable housing requirements and state affordable housing laws and regulations.
j.
k.
Building Height. To provide for the appropriate transition and relationship of proposed development to Main Street and the surrounding area and taking into consideration the specific topographic conditions within the zone, the regulations regarding permitted maximum building height, as provided herein, are as follows:
1.
"Building height" shall mean the vertical distance from the average ground elevation of the building or structure to the level of the highest point measured at the building corners from the first finished floor.
2.
The height limit shall not apply to roof-mounted heating, air-conditioning units or mechanical, electrical, and plumbing equipment, except that such equipment shall not exceed a maximum height of 10 feet and shall not occupy more than 25% of the roof area. Additionally, such equipment shall set back from the roof edge a minimum of 10 feet (a minimum of 15 feet for buildings abutting Block 22, Lot 1) and be screened by a wall, cover or by other means, and such screening shall be in keeping with the architectural motif of the building.
3.
Building height for structures located on that portion of the development that abuts the rear lot line of properties that front on Main Street (other than Block 22, Lot 1, which shall be governed by § 23-95.11k4 below) shall be limited to a building height of three stories over below-grade structured parking. The maximum building height shall not exceed 40 feet.
4.
Buildings Fronting on Main Street; Buildings Abutting Block 22, Lot 1.
(a)
Building height for structures that front directly on Main Street or on the corner of Main Street and Lackawanna Avenue shall not exceed a building height of two stories or 30 feet.
(b)
Building Abutting Block 22, Lot 1.
(1)
Buildings abutting Block 22, Lot 1, shall not exceed a building height of two stories or 30 feet.
(2)
Any second-story addition to a building existing on the date hereof abutting Block 22, Lot 1, shall be stepped back from Block 22, Lot 1, a minimum of 30 feet as measured from the outermost edge of the side roofline of the first story abutting Block 22, Lot 1.
(3)
Any new building shall be set back minimally 15 feet from the property line abutting Block 22, Lot 1, and a second story, if constructed, shall be stepped back an additional 15 feet from the outermost edge of the roofline of the first story abutting Block 22, Lot 1.
5.
Buildings fronting on Main Street but not abutting Block 22, Lot 1 shall maintain a two-story height to a minimum depth of at least 50 feet where thereafter, the building height can increase to no more than three stories and shall not exceed 40 feet.
l.
Parking and Loading.
1.
Parking shall be required for new development or changes in use according to the table below:
Type of Use | Number of Required Parking Spaces |
|---|---|
Retail | 1 space per 250 square feet |
Financial institutions | 1 space per 300 square feet |
General offices | 1 space per 300 square feet |
Medical offices | 1 space per 200 square feet |
Commercial services | 1 space per 250 square feet |
Studios and recreational | 1 space per 150 square feet |
Residential | Per RSIS |
Restaurants | 1 space per 3 seats for patrons and 1 per employee on a maximum shift |
Boutique and Extended Stay Hotels | 1.0 parking space per room plus 1 parking space per employee on a maximum shift |
2.
Required parking for mixed-use buildings shall be calculated as the sum of required parking for each component use.
3.
Recognizing there may be opportunities to reduce parking due to the mixed-use nature of development contemplated in the MU-AH Zone and proximity to mass transit choices, an applicant may request that parking standards be relaxed in accordance with a detailed parking demand analysis submitted by a qualified New Jersey-licensed professional traffic engineer. Such request may be granted at the discretion of the Land Use Board and only if the Board is satisfied that such reduction is warranted based upon the information presented.
4.
All exterior parking shall be landscaped, screened, and lighted, pursuant to the site development requirements specified in § 23-95.11q, Site Design Requirements, herein, and with site plan approval to be granted by the Land Use Board.
5.
Structured parking is permitted but shall be contained below principal buildings and not as stand-alone structures. The total area of structured parking shall at minimum be no less than 75% below grade; provided, further, however, that such structured parking can be accessible from proposed driveways and streets at grade level. For that portion of structured parking that is above grade, the exposed walls shall not exceed a maximum height of four feet.
6.
Loading areas servicing commercial uses shall be designated and approved as part of any site plan application for development.
m.
The construction of common courtyard elements and the integration of a decorative river walk connecting the elements of the development with Liberty Park shall be incorporated into the overall development.
o.
As required by the settlement agreement with the FSHC and aforementioned Housing Element and Fair Share Plan, final approval of any development within the MU-AH Zone shall be conditioned upon the applicant entering into a developer's agreement with the Borough providing, at minimum, three affordable-housing units on-site within the MU-AH zone, and also consisting of seven dwelling units plus 10 adult special-needs housing (group homes) at off-site locations. Such units shall be subject to all the requirements of Chapter 23, Article IX, of the Borough Code, titled "Affordable Housing." Issuance of certificates of occupancy for development in the zone shall be subject to the phasing schedule as provided for in Chapter 23, Article IX, § 23-72.1, of the Borough Code titled "Phasing Schedule for Inclusionary Development." This phasing requirement relates to the entirety of the affordable housing obligation for this zone which requires a total of 20 affordable housing units, three to be built on-site and 17 to be made available off-site.
p.
Pursuant to § 23-45.13, all development shall be consistent with the Master Plan as set forth in the Land Development Ordinance.
q.
Site Design Requirements. The following site design standards are intended to promote a unified theme, displayed through the application of common building materials to achieve a harmonious and cohesive design. Deviations from this section shall be considered design standard exceptions and not variances and may be granted at the discretion of the Land Use Board if doing so is compatible and consistent with the intent and purposes of the zone.
1.
Architectural Design Standards.
(a)
Facade Design.
(1)
Horizontal articulation between floors. Each facade should be designed to have a delineated floor line between street-level and upper floors. This delineation can be in the form of a masonry belt course, a concrete lintel or a cornice line delineated by wood detailing.
(2)
Vertical articulation. Each building facade facing a public right-of-way must have elements of vertical articulation comprised of columns, piers, recessed windows or entry designs, overhangs, ornamental projection of the molding, different exterior materials or wall colors, or recessed portions of the main surface of the wall itself. The vertical articulations shall be designed in accordance with the following:
(i)
Each vertical articulation shall be no greater than 30 feet apart.
(ii)
Each vertical articulation shall be a minimum of one foot deep.
(iii)
Each vertical projection noted above may extend into the required front yard a maximum of 18 inches in depth.
(iv)
Building walls with expansive blank walls are prohibited on any building facade regardless of its orientation.
(b)
Architectural Materials.
(1)
Permitted foundation materials: brick masonry, stone masonry, cement-parged concrete block;
(2)
Permitted facade materials: brick masonry, stone masonry, stucco, wood siding/shingles for buildings designed to resemble a single-family residential building type only, fiber-cement siding/shingles to resemble a single-family residential building type only;
(3)
Permitted facade accent materials: cast stone, wood, fiber-cement trim, siding and panels, composite trim, siding and panels, architectural metal.
(c)
Rooflines. Roofline offsets, dormers or gables shall be provided in order to provide architectural interest and variety to the massing of a building and to relieve the effect of a single, long roof.
(d)
All ground-level retail and service uses that face a public street shall have clear glass on at least 60% of their facades between two feet and eight feet above grade.
(e)
Fenestration shall be architecturally compatible with the style, materials, colors and details of the building. Windows shall be vertically proportioned.
(f)
All buildings should relate harmoniously to the site's natural features and existing buildings, as well as other structures in the vicinity that have a visual relationship and orientation to the proposed buildings. Such features should be incorporated into the design of building form and mass and assist in the determination of building orientation in order to preserve visual access to natural and man-made community focal points.
(g)
Buildings should be broken into segments having vertical orientation. A visual or physical break shall be required where buildings have a front wall that exceeds 125 feet in length, and in such case a visual or physical break shall be provided minimally every 50 linear feet.
(h)
Buildings with expansive blank walls are prohibited. Appropriate facade treatments should be imposed to ensure that such buildings and facades are integrated with the rest of the development and the entirety of the building.
(i)
New buildings are encouraged to incorporate such building elements as entrances, corners, graphic panels, display windows, etc., as a means to provide a visually attractive environment.
(j)
Cornices, awnings, canopies, flagpoles, signage, and other ornamental features should be encouraged as a means to enhance the visual environment. Such features may be permitted to project over pedestrian sidewalks, with a minimum vertical clearance of 8.5 feet, to within four feet of a curb.
(k)
A human scale of development should be achieved at grade and along street frontages through the use of such elements as windows, doors, columns, awnings and canopies.
(l)
Multitenant buildings shall provide varied storefronts and such elements as noted above for all ground-floor tenants. Upper floors shall be coordinated with ground floors through common materials and colors.
(m)
Design emphasis should be placed on primary building entrances. They should be vertical in character, particularly when there is the need to provide contrast with a long linear building footprint, and such details as piers, columns, and framing should be utilized to reinforce verticality.
(n)
Refuse and recycling shall be located interior to a building or, alternatively, if located outside, the refuse area shall be appropriately screened by decorative masonry wall consistent with the type of building materials used within the development not to exceed six feet.
(o)
Rooftop utilities, including mechanical, electrical, and plumbing equipment, and HVAC units, are permitted but shall be shielded from public view with appropriate screening that complements the character of the buildings architecture.
(p)
Private balconies shall be permitted but shall not exceed a maximum depth of five feet beyond the building facade nor encroach within a required setback. Notwithstanding the foregoing, ground level private and common courtyards shall not be subject to these requirements and may be permitted within the required setback provided the encroachment is screened or landscaped.
(q)
Rooftop terrace space may be used as an outdoor amenity provided such use is screened or otherwise not visible from Main Street and the hours of operations are limited to the hours of 8:00 a.m. to 10:00 p.m. from Sunday to Thursday, and 8:00 a.m. to 11:00 p.m. on Friday and Saturday.
2.
Landscaping.
(a)
Landscaping shall be provided to promote a desirable visual environment, to accentuate building design, define entranceways, screen parking areas, mitigate adverse visual impacts and provide windbreaks for winter winds and summer cooling for buildings, and enhance buffer areas. The impact of any proposed landscaping plan at various time intervals shall be considered. Plants and other landscaping materials shall be selected in terms of aesthetic and functional considerations. The landscape design shall create visual diversity and contrast through variation in size, shape, texture and color. The selection of plants in terms of susceptibility to disease and insect damage, wind and ice damage, habitat (wet-site, drought, sun and shade tolerance), soil conditions, growth rate, longevity; root pattern, maintenance requirements, etc., shall be considered. Consideration shall be given to accenting site entrances and unique areas with special landscaping treatment. Flowerbed displays are encouraged.
(b)
Shade trees shall be planted along the street line with one shade tree for every 50 feet of linear frontage taking into account driveway and utility locations.
(c)
Landscaped islands shall be required for end spaces of parking lots with 10 linear parking spaces or more in a row and shall be at least six feet in width to accommodate plantings.
(d)
Landscaping within sight triangles shall not exceed a mature height of 30 inches. Shade trees shall be pruned up to an eight-foot branching height above grade.
(e)
All areas that are not improved with buildings, structures and other man-made improvements shall be landscaped with trees, shrubs, ground cover, street furniture, sculpture or other design amenities.
(f)
Shade trees shall be a minimum 2.5- to three-inch caliper with a canopy height of at least the minimum American Nursery and Landscape Association Standards for this caliper.
(1)
Ornamental trees shall be installed at a minimum size of six feet in height.
(2)
Shrubs shall be planted at a minimum size of 18 inches to 24 inches.
(3)
All plant material shall meet the minimum latest American Nursery and Landscape Association Standards.
(4)
Irrigation shall be provided for all landscape and lawn areas in a manner appropriate for the specific plant species where practical.
(5)
A growth guarantee of two growing seasons shall be provided, and all dead or dying plants shall be replaced by the applicant, as required, to maintain the integrity of the site plan.
(g)
Landscape Plantings. The preference is for all plant materials to be indigenous to the region herein defined as the Somerset County region, but in no event shall the plant materials be comprised of less than 50% indigenous species.
(h)
Landscape Plan Content. A landscape plan shall be submitted with each major site plan or major subdivision application. In addition to the major site plan or subdivision submission requirements, the landscape plan shall include and identify the following information:
(1)
Existing and proposed underground and aboveground utilities such as site lighting, transformers, hydrants, manholes, valve boxes, etc., existing wooded areas, rock outcroppings and existing and proposed water bodies.
(2)
Existing and proposed topography and location of any and all proposed landscaped berms.
(3)
Location, species and sizes of all proposed shade trees, ornamental trees, evergreen trees and shrubs and areas for lawns or any other ground cover. Different graphic symbols shall be used to show the location and spacing of shade trees, ornamental trees, evergreen trees, shrubs and ground cover. The size of the symbol must be representative of the size of the plant shown to scale.
(4)
A plant schedule indicating botanical name, common name, size at time of planting (caliper, height and spread), quantity, root condition and any special remarks (spacing, substitutions, etc.) for all plant material proposed. Plants within the plant schedule shall be keyed to the landscape plan utilizing the first letter of the botanical plant name.
(i)
A minimum ten-foot landscaped buffer consisting of a dense evergreen mass shall be planted along the perimeter of the property to form a screen from existing, adjoining residential properties where existing vegetation is lacking or fails to provide proper screening.
3.
Lighting.
(a)
All lighting fixtures and footcandle standards for parking areas and recreation facilities shall be consistent with the standards outlined by the Illuminating Engineering Society of North America (IESNA).
(b)
A lighting plan prepared by a qualified professional shall be provided with site plan applications.
(c)
The intensity, shielding, direction and reflecting of lighting shall be subject to site plan approval by the Land Use Board.
(d)
All parking areas, walkways, building entrances, and driveways required for uses in this zone shall be adequately illuminated during the hours of operation that occur after sunset.
(e)
Lighting shall be shielded so as to prevent glare from adversely impacting surrounding properties.
4.
Sidewalks. In order to promote pedestrian access within the development and provide connectivity to the surrounding neighborhood, as well as promote opportunities for outdoor dining, the following sidewalk standards are required:
(a)
Minimum eight-foot sidewalks along any road frontage, whether public or private, serving multiple commercial and residential uses;
(b)
Minimum six-foot sidewalks that serve exclusively freestanding residential buildings;
(c)
Minimum sidewalk widths may be reduced or eliminated where needed at the discretion of the Land Use Board to address specific design concerns related to functionality or purpose.
5.
Utilities. All utilities, including electric, shall be placed underground.
6.
Signage. Signage for nonresidential uses shall be as regulated in the VN Zone per Attachment 2 of the Land Development Ordinance.[1] Signage for stand-alone multifamily residential buildings shall be permitted one wall-mounted, nonilluminated address sign with a maximum area of five square feet per sign.
[1]
Editor's Note: Attachment 2 is included as an attachment to this chapter.
r.
Administration. Applicability. The standards and procedures contained herein shall apply to all projects within the designated redevelopment area.
1.
Computations Rounding: Where cumulative requirements or limitations are to be computed for purposes of this Plan, fractions shall be carried forward in the summation, and the total rounded to the nearest whole number.
2.
Other Actions by the Borough in Furtherance of the Plan. Other actions may be taken by the Borough to further the goals of the Plan. These actions may include, but shall not be limited to, provisions for public infrastructure necessary to service new development and vacation of public utility easements and other easements and rights-of-way as may be necessary for rehabilitation. Unless otherwise agreed to by the designated Redeveloper and the Borough as part of a Redevelopment Agreement, the costs for such actions shall be apportioned in accordance with N.J.S.A. 40:55D-42.
3.
Approval process.
(a)
No development shall occur within the designated redevelopment area without the designation of a developer by the Borough.
(b)
Upon designation of a developer, the developer shall enter into a Redevelopment Agreement with the Borough. Only designated developers with an executed Redevelopment Agreement with the Borough shall have standing to submit application to the Borough Land Use Board for development. No development nor application for development may occur within the Redevelopment Area without an executed Redevelopment Agreement.
(c)
Upon the execution of a Redevelopment Agreement with the Borough, an application shall be made to the Borough Land Use Board for site plan approval in accordance with the Redevelopment Plan.
(d)
Site Plan and Subdivision Review. Prior to commencement of construction, site plans for the construction of improvements within the Rehabilitation Area, prepared in accordance with the requirements of the Municipal Land Use Law (N.J.S.A. 40:55D-1 et. seq.) and consistent with the applicable attachments to the Redevelopment Agreement, shall be submitted by the applicants for review and approval by the Borough Land Use Board. If there is a material change to the attachments to the Redevelopment Agreement, such material changes must be approved by the Council as a prerequisite to site plan approval.
(e)
Excepting de minimis field changes to an approved site plan approved by the Borough Construction Code Official, no construction or alteration to existing or proposed buildings shall take place until a site plan reflecting such additional or revised construction has been submitted to, and approved by, the Land Use Board. This pertains to revisions or additions prior to, during, and after completion of the improvements.
(f)
The Redeveloper shall be required to provide the Borough with copies of all permit applications made to federal, state and county agencies upon filing such applications, as may be required by the Redevelopment Agreement to be executed between the Redeveloper(s) and the Borough.
(g)
Deviations. The Land Use Board may grant deviations from the regulations contained within this Redevelopment Plan where, by reason for exceptional narrowness, shallowness, or shape of a specific piece of property, or by reason of exceptional topographic conditions, preexisting structures or physical features uniquely affecting a specific piece of property, the strict application of any area, yard, bulk or design objective, or regulation adopted pursuant to this Redevelopment Plan would result in peculiar and exceptional practical difficulties to, or exceptional and undue hardship upon, the developer of such property. The Land Use Board may also grant such relief in an application relating to a specific piece of property where the purposes of this Redevelopment Plan would be advanced by a deviation from the strict requirements of this Redevelopment Plan and the benefits of the deviation would outweigh any detriments. No relief may be granted under the terms of this section unless such deviation or relief can be granted without substantial detriment to the public good and without substantial impairment of the intent and purpose of this Redevelopment Plan. An application for a deviation from the requirements of this Redevelopment Plan shall provide public notice of such application in accord with the requirements of public notice as set forth in NJSA 40:55D-12.a. and b.
(h)
Notwithstanding the above, any changes to the uses permitted in this Rehabilitation Area, or any other deviation requiring a "d" variance shall be permitted only by means of an amendment of the Redevelopment Plan by the Governing Body.
(i)
Notwithstanding the above, any proposed interior improvements or change in tenant, so long as the new tenant's use is a permitted use, may be done through the issuance of a Zoning Permit unless, as so determined by the Zoning Officer, the change(s) are so significant as to require site plan approval or site plan waiver from the Land Use Board. However, any exterior improvements or modifications shall be subject to § 23-27, Submission Procedures for Site Plans and Subdivisions, as to whether site plan waiver, minor site plan or major site plan is required from the Land Use Board.
(j)
Rehabilitation Actions The Borough shall have such powers and duties as set forth in the LRHL and as may be conferred by this Redevelopment Plan, including, but not limited to, the authority to relocate residents and businesses, to designate Redevelopers, establish clear terms and conditions for rehabilitation through the negotiation, execution, and administration of redevelopment agreements, and to do such other things as permitted by law.
(k)
Relocation Requirements. The Redeveloper will comply with any applicable New Jersey law or regulation applicable to relocation of tenants within the Rehabilitation Area.
(l)
Escrows. The Redevelopment Agreement shall provide that the Redeveloper shall be responsible to post sufficient escrows to cover the reasonable costs of the Borough and the professional consultants retained by the Borough to negotiate the Redevelopment Agreement, any other agreements associated with the project, undertake any studies in connection with the project, review the proposed project and advise the Borough on any and all aspects of the rehabilitation process and as otherwise set forth in the Redevelopment Agreement.
(m)
Infrastructure. In accordance with N.J.S.A. 40:55D-42 or as may otherwise be required by the Borough and agreed to by the Redeveloper in the Redevelopment Agreement, the Redeveloper shall, at Redeveloper's cost and expense, provide all necessary engineering studies for, and construct or install all on-and off-site municipal infrastructure improvements and capacity enhancements or upgrades required in connection with traffic control measures, water service, sanitary sewer service, stormwater management, and flood mitigation measures to the project, in addition to all required tie-in or connection fees subject to appropriate credits as required by law. In accordance with N.J.S.A. 40:55D-42, or as may otherwise be required by the Borough and agreed to by the Redeveloper in the Redevelopment Agreement, the Redeveloper shall, at Redeveloper's cost and expense, also be responsible for providing all sidewalks, curbs, streetscape improvements (street trees and other landscaping), street lighting, and on-and off-site traffic controls and road improvements for the project or required due to the impacts of the project. The Redeveloper shall be required to receive all necessary approvals for infrastructure, including at the County and State level as applicable.
(n)
This Redevelopment Plan may be amended from time to time upon compliance with the requirements of state law and a request for same may be submitted to the Borough Council. The Borough of Peapack and Gladstone reserves the right to amend this plan. The Redeveloper shall remit an escrow for professional fees if it requests a Plan amendment, while the Borough shall bear its own professional fees if the Plan amendment request originates from the Borough or an agency of the Borough. The Borough, at its sole discretion, may require the party requesting the amendments to prepare a study of the impact of such amendments, which study must be prepared by a professional planner licensed in the State of New Jersey and other additional professionals.
(o)
The provisions of this Redevelopment Plan specifying the rehabilitation of the Rehabilitation Area and the requirements and restriction with respect thereto shall be in effect for a period of 50 years from the date of adoption of this Redevelopment Plan by the Borough Council.
(p)
Certificate of Completion. Upon completion of a project, the developer shall submit for a Certificate of Completion.
(q)
Land Use Map Amendment. The adoption of this Redevelopment Plan or any amendments thereto shall automatically allow for any necessary modifications to the official Borough of Peapack and Gladstone Land Use Map to ensure consistency between the two documents.
(r)
Other Applicable Design and Performance Requirements. Any design or performance standards not addressed within this Redevelopment Plan shall rely on the applicable design and performance standards set forth in the Land Development Code of the Borough of Peapack and Gladstone.
s.
Outdoor Dining. Outdoor dining is permitted in the MU-AH Zone as part of a permitted restaurant or retail food establishment, provided a zoning permit is first obtained by the Zoning Officer subject to compliance with Paragraphs a, b, c, d, e and f of subsection 23-40.19 of this chapter except that approval may be granted through site plan waiver by the Land Use Board pursuant to subsection 23-27.2b.