Editor's Note: See also Article XII of the Township Code for Affordable Housing provisions as adopted by Ord. No. 2020-15.
[Added 7-13-2020 by Ord. No. 2020-17]
The Affordable Housing Overlay Zones are to provide a realistic opportunity for the construction of affordable housing pursuant to the New Jersey Fair Housing Act and thereby comply with the municipality's constitutional obligation to provide such housing for low- and moderate-income households. More specifically, the AHO-1 and AHO-2 zones are established to incentivize redevelopment consisting of multi-family residential uses, with an affordable housing set-aside, along with ground-level retail, service, commercial and office uses to reinforce the existing development pattern of the corridor defined, primarily, by Nassau Street. The AHO-3 Zone is established to incentivize redevelopment consisting of multi-family residential uses with an affordable housing set-aside.
[Added 7-13-2020 by Ord. No. 2020-17]
Editor's Note: See also Article XII of the Township Code for Affordable Housing provisions as adopted by Ord. No. 2020-15.
Within the Affordable Housing Overlay Zones, a minimum of 20% of all dwellings, rounded up to the next whole dwelling unit, shall be deed restricted for occupancy by low- and moderate-income households and shall comply with the following:
(a) 
Affordable dwelling units shall be constructed and sold or rented in accordance with the Council on Affordable Housing rules at N.J.A.C. 5:93-1 et seq. and the Uniform Housing Affordability Controls (UHAC) at N.J.A.C. 5:80-26.1 et seq.
(b) 
Affordable dwelling unit household income breakdown shall comply with the following:
(1) 
At least 13% of the affordable units shall be affordable to very-low-income (VLI) households at 30% of the median income;
(2) 
At least 50% of the affordable units shall be made affordable to low-income units (the 50% requirement is inclusive of the 13% VLI requirement); and
(3) 
The balance of units permitted at moderate income up shall not exceed maximum of 50% of all affordable units.
(c) 
Affordable dwelling bedroom distribution: Bedroom distribution shall be in accordance with the Council on Affordable Housing rules at N.J.A.C. 5:93-1 et seq. the Uniform Housing Affordability Controls (UHAC) at N.J.A.C. 5:80-26.1 et seq., the Fair Housing Act (FHA) and all other applicable law.
(d) 
The range of affordability, pricing and rent of units, affirmative marketing, thirty-year minimum affordability controls and construction phasing with the market rate units developed on the tract shall also be in accordance with the Council on Affordable Housing rules at N.J.A.C. 5:93-1 et seq. the Uniform Housing Affordability Controls (UHAC) at N.J.A.C. 5:80-26.1 et seq., the Fair Housing Act (FHA) and all other applicable law.
(e) 
The Municipal Housing Liaison shall be responsible to affirmatively market, administer and certify the occupant of each affordable unit, with all administrative costs to be paid by the Developer.
[Added 7-13-2020 by Ord. No. 2020-17]
The AHO-1 district contains properties with buildings that are eligible for designation as a historic building or as a contributing structure within a planned historic district. Furthermore, these buildings represent significant contributions to the existing desirable character of the Nassau Street corridor. The AHO-1 regulations are not intended to incentivize the removal of such buildings. Therefore, utilization of the AHO-1 regulations on the following properties requires the retention of the street-fronting buildings, in existence at the time of the adoption of this section, on the following properties that are located within the AHO-1 zone. Only those proposals that comply with this requirement shall be permitted to develop pursuant to the AHO-1 regulations:
Editor's Note: This section adopted 7-13-2020 by Ord. No. 2020-17.
AHO-1 Required Building Retention
Address
Block
Lot
195 Nassau Street; 9-11 Charlton Street
47.01
23, 26
199-201 Nassau Street
47.01
24, 25
6-8 Charlton Street
47.02
18
203-205 Nassau St
47.02
19
209 Nassau St
47.02
20
211-213 Nassau St
47.02
21, 22
215 Nassau Street
47.02
23
217 Nassau Street
47.02
24
219 Nassau Street
47.02
25
221-223 Nassau Street
47.02
26
229-231 Nassau Street
47.02
29
2-4 Charlton St
47.02
38
21 Wiggins St
27.02
42, 43, 44
54 N Tulane St
27.02
45
50 N Tulane St
27.02
46
40-42 N Tulane St
27.02
47
47 N Tulane St
27.03
52
51 N Tulane St
27.03
53
57 N Tulane St
27.03
55
61 N Tulane St
27.03
56
25 Wiggins St
27.03
57
230 Nassau St
30.01
1
236 Nassau St
30.01
36
234 Nassau St
30.01
37
6, 8 Chestnut St
30.01
85, 94
238-240 Nassau Street
30.02
38, 83
254-258 Nassau Street
30.02
78
252 Nassau Street
30.02
79, 80
242, 244, 246 Nassau Street
30.02
81, 82, 92
14 Pine St
30.02
86
250 Nassau Street
30.02
87
260-262 Nassau Street
33.01
1
264 Nassau Street
33.01
24, 96
239 Nassau Street
48.01
4
245-247 Nassau Street
48.01
5
257 1/2 Nassau St. Alley
48.01
16
[Added 7-13-2020 by Ord. No. 2020-17]
Within the AHO-1 zoning district the following accessory uses shall be permitted:
(a) 
Residential management office.
(b) 
Common rooms/areas, including for meetings, recreation, laundry and storage.
(c) 
Communications infrastructure.
(d) 
Maintenance and storage.
(e) 
Off-street parking and loading.
(f) 
Street/site furnishings.
(g) 
Home occupations.
(h) 
Fences and walls.
(i) 
Landscape amenities and open space.
(j) 
Pedestrian circulation elements.
(k) 
Signs.
(l) 
Storm water management facilities and other utilities.
(m) 
Other customary uses which are clearly incidental and subordinate to a permitted principal use.
[Added 7-13-2020 by Ord. No. 2020-17; amended 12-21-2021 by Ord. No. 2021-39]
(a) 
Minimum yard requirements:
(1) 
Front yard: 0 feet.
(2) 
Side yard: 0 feet.
(3) 
Rear yard: 15 feet.
(b) 
Maximum front yard setback: 10 feet.
(c) 
Maximum impervious coverage: 90%.
(d) 
Building height: Minimum height is 2.5 stories, not to exceed 50 feet.
[Amended 12-21-2021 by Ord. No. 2021-39]
(e) 
Maximum number of buildings: Multiple buildings per lot are permitted.
(f) 
Off-street parking.
(1) 
Residential uses:
a. 
Up to five dwelling units, inclusive of existing and new: no off-street parking is required.
b. 
One off-street parking space shall be provided for each new dwelling unit in excess of five dwelling units.
c. 
On-street parking credit. Off-street parking requirements shall be reduced by the number of new on-street parking spaces created.
(2) 
Non-residential uses: no off-street parking required.
(g) 
Minimum landscape buffers to residential zones: 15 feet.
(h) 
Illumination. Illumination of sites and buildings shall be regulated pursuant to Section B17A-365.1 Lighting.
(i) 
Signs. Signs shall be regulated pursuant to Section B17A-368 Accessory Signs-Permitted in business districts.
[Added 7-13-2020 by Ord. No. 2020-17]
The AHO-2 district contains properties with buildings that are eligible for designation as a historic building or as a contributing structure within a planned historic district. Furthermore, these buildings represent significant contributions to the existing desirable character of the Nassau Street corridor. The AHO-2 regulations are not intended to incentivize the removal of such buildings. Therefore, utilization of the AHO-2 regulations on the following properties requires the retention of the street-fronting buildings, in existence at the time of the adoption of this section, at on the following properties that are located within the AHO-2 zone. Only those proposals that comply with this requirement shall be permitted to develop pursuant to the AHO-1 regulations:
Editor's Note: This section adopted 7-13-2020 by Ord. No. 2020-17.
AHO-2 Required Building Retention
Address
Block
Lot
342 Nassau St
34.01
14
338 Nassau St
34.01
32
341 Nassau St
52.01
67
360 Nassau Street
32.01
1
366 Nassau Street
32.01
173
366 Nassau Street
32.01
213
344 Nassau Street
32.01
214
350-352 Nassau Street
32.01
215
364 Nassau Street
32.01
221
354 Nassau Street
32.01
222
351-353 Nassau Street
53.01
78
343-345 Nassau Street
53.01
80
347-349 Nassau Street
53.01
81
357-359 Nassau Street
53.01
82
361 Nassau Street
53.01
83
1-5 Peck Place
53.01
85
Within the AHO-2 zoning district the following accessory uses shall be permitted:
(a) 
Residential management office.
(b) 
Common rooms/areas, including for meetings, recreation, laundry and storage.
(c) 
Communications infrastructure.
(d) 
Maintenance and storage.
(e) 
Off-street parking and loading.
(f) 
Street/site furnishings.
(g) 
Home occupations.
(h) 
Fences and walls.
(i) 
Landscape amenities and open space.
(j) 
Pedestrian circulation elements.
(k) 
Signs.
(l) 
Storm water management facilities and other utilities.
(m) 
Other customary uses which are clearly incidental and subordinate to a permitted principal use.
[Added 7-13-2020 by Ord. No. 2020-17]
(a) 
Minimum yard requirements:
(1) 
Front yard: 0 feet.
(2) 
Side yard: none required, but if a side yard is provided it shall be a minimum of 10 feet.
(3) 
Rear yard: 15 feet.
(b) 
Maximum front yard setback: 10 feet.
(c) 
Maximum impervious coverage: 80%.
(d) 
Building height: Minimum height is 2.5 stories, not to exceed 45 feet.
(e) 
Maximum number of buildings: Multiple buildings per lot are permitted.
(f) 
Off-street parking.
(1) 
Residential uses:
a. 
Up to five dwelling units, inclusive of existing and new: no off-street parking is required.
b. 
1.1 off-street parking spaces shall be provided for each new dwelling unit in excess of five dwelling units.
c. 
On-street parking credit. Off-street parking requirements shall be reduced by the number of new on-street parking spaces created.
(2) 
Non-residential uses: shall comply with the requirements of the underlying zone.
(g) 
Minimum landscape buffers to residential zones: 15 feet.
(h) 
Illumination. Illumination of sites and buildings shall be regulated pursuant to Section B17A-365.1 Lighting.
(i) 
Signs. Signs shall be regulated pursuant to Section B17A-368 Accessory Signs-Permitted in business districts.
[Added 7-13-2020 by Ord. No. 2020-17]
Within the AHO-3 zoning district the following accessory uses shall be permitted:
(a) 
Residential management office.
(b) 
Common rooms/areas, including for meetings, recreation, laundry and storage.
(c) 
Communications infrastructure.
(d) 
Maintenance and storage.
(e) 
Off-street parking and loading.
(f) 
Street/site furnishings.
(g) 
Home occupations.
(h) 
Fences and walls.
(i) 
Landscape amenities and open space.
(j) 
Pedestrian circulation elements.
(k) 
Signs.
(l) 
Storm water management facilities and other utilities.
(m) 
Other customary uses which are clearly incidental and subordinate to a permitted principal use.
[Added 7-13-2020 by Ord. No. 2020-17]
(a) 
Minimum yard requirements:
(1) 
Front yard: 10 feet.
(2) 
Side yard: 20 feet.
(3) 
Rear yard: 25 feet.
(b) 
Maximum front yard setback: 15 feet.
(c) 
Maximum impervious coverage: 70%.
(d) 
Maximum building height: 35 feet.
(e) 
Maximum number of buildings: Multiple buildings per lot are permitted.
(f) 
Off-street parking: 1.3 space per dwelling unit.
(g) 
On-street parking credit. Off-street parking requirements shall be reduced by the number of new on-street parking spaces created.
(h) 
Minimum landscape buffers to residential zones: 15 feet.
(i) 
Illumination. Illumination of sites and buildings shall be regulated pursuant to Section B17A-365.1 Lighting.
(j) 
Signs. Signs shall be regulated pursuant to Section B17A-368 Accessory Signs-Permitted in business districts.
[Added 7-27-2020 by Ord. No. 2020-25]
The Affordable Housing Overlay-6 Zone is created to provide a realistic opportunity for the construction of affordable housing pursuant to the New Jersey Fair Housing Act and thereby comply with the municipality's constitutional obligation to provide such housing for low- and moderate-income households. Specifically, the AHO-6 zone is established to provide an alternative framework for redevelopment of the underlying R-4A (lot 2) and AH-6 (Lots 26 & 27) districts with market-rate mixed-income and affordable dwellings. This framework would permit no more than 160 total mixed-income dwellings, with no fewer than 80 affordable dwelling units.
[Added 7-27-2020 by Ord. No. 2020-25]
Within the Affordable Housing Overlay-6 Zone, no less than 80 dwelling units shall be deed-restricted for occupancy by low- and moderate-income households and shall comply with the following:
(a) 
Affordable dwelling units shall be constructed and rented in accordance with the Council on Affordable Housing rules at N.J.A.C. 5:93-1 et seq. and the Uniform Housing Affordability Controls (UHAC) at N.J.A.C. 5:80-26.1 et seq.
(b) 
Affordable dwelling unit household income breakdown shall comply with the following:
(1) 
At least 13% of the affordable units shall be affordable to very-low-income (VLI) households at 30% of the median income;
(2) 
At least 50% of the affordable units shall be made affordable to low-income units (the 50% requirement is inclusive of the 13% VLI requirement); and
(3) 
The balance of units permitted at moderate income up shall not exceed maximum of 50% of all affordable units.
(c) 
Affordable dwelling bedroom distribution. Bedroom distribution shall be in accordance with the Council on Affordable Housing rules at N.J.A.C. 5:93-1 et seq. the Uniform Housing Affordability Controls (UHAC) at N.J.A.C. 5:80-26.1 et seq., the Fair Housing Act (FHA) and all other applicable law.
(d) 
The range of affordability, pricing and rent of units, affirmative marketing, affordability controls shall be in accordance with the Council on Affordable Housing rules at N.J.A.C. 5:93-1 et seq. the Uniform Housing Affordability Controls (UHAC) at N.J.A.C. 5:80-26.1 et seq., the Fair Housing Act (FHA) and all other applicable law.
(e) 
The Municipal Housing Liaison shall be responsible to affirmatively market, administer and certify the occupant of each affordable unit, with all administrative costs to be paid by the developer/owner.
[Added 7-27-2020 by Ord. No. 2020-25]
Within the AHO-6 zoning district, the following principal uses shall be permitted:
(a) 
Multi-family residences, non-age-restricted, for rent.
(b) 
Commercial uses, limited to the following:
(1) 
Offices.
(2) 
Retail stores, excluding automotive sales or service establishments.
(3) 
Bakeries.
(4) 
Eating and drinking places.
(5) 
Barbershops, beauty parlors, tailors, dressmakers and millinery shops, photographic studios, shoe repair, shoeshine and hat cleaning shops, and similar personal service stores dealing directly with retail consumers.
(6) 
Studios for dancing and music instruction.
(7) 
Private vocational and trade schools.
(8) 
Laundromats, outlets and pick-up stations for laundries and cleaning establishments.
(9) 
Medical and dental offices.
[Added 7-27-2020 by Ord. No. 2020-25]
Within the AHO-6 zoning district, the following accessory uses shall be permitted:
(a) 
Residential management office.
(b) 
Common rooms/areas, including for meetings, recreation, laundry and storage.
(c) 
Communications infrastructure.
(d) 
Maintenance and storage.
(e) 
Off-street parking and loading.
(f) 
Street/site furnishings.
(g) 
Home occupations.
(h) 
Fences and walls.
(i) 
Landscape amenities and open space.
(j) 
Pedestrian circulation elements.
(k) 
Signs.
(l) 
Storm water management facilities and other utilities.
(m) 
Other customary uses which are clearly incidental and subordinate to a permitted principal use.
[Added 7-27-2020 by Ord. No. 2020-25]
(a) 
Maximum number of total dwelling units: 160.
(b) 
Minimum number of affordable dwelling units: 80.
(c) 
Minimum yard requirements:
(1) 
Front yard: 10 feet.
(2) 
Side yard: 15 feet.
(3) 
Rear yard: 10 feet.
(d) 
Maximum front yard setback: 15 feet.
(e) 
Maximum impervious coverage: 80%.
(f) 
Maximum building height: five stories and 55 feet.
(g) 
Off-street parking:
(1) 
One for each dwelling unit.
(2) 
No off-street parking spaces are required for retail uses.
(h) 
Minimum landscape buffers to residential zones: 10 feet.
(i) 
Commercial use(s) shall comply with the following:
(1) 
Shall be located on the ground floor.
(2) 
Shall have a storefront(s) facing Witherspoon Street; however, if more than one commercial use is proposed, this requirement shall be deemed to be satisfied as long as at least one of the uses has a storefront on Witherspoon Street.
(3) 
Shall be limited to no more than 10,000 total square feet of gross floor area.
(4) 
All retail space shall be contiguous within a single building.
(j) 
Comprehensive development required. The AHO-6 zone shall be developed in accordance with a single plan that is coordinated among all properties to create a unified residential development. Lots may be merged, but subdivision for the purposes of segregating the zone into smaller development tracts is not permitted.
[Added 1-23-2023 by Ord. No. 2023-02]
The purpose of the AHO-7 zoning district is to provide a realistic opportunity for the construction of affordable housing pursuant to the New Jersey Fair Housing Act and thereby comply with the municipality's constitutional obligation to provide such housing for low- and moderate-income households. Specifically, the AHO-7 zone is established to incentivize redevelopment consisting of upper-story multi-family residential uses, with an affordable housing set- aside, along with ground-level retail, service, commercial and office uses.
[Added 1-23-2023 by Ord. No. 2023-02]
Within the AHO-7 zoning district, A minimum of 20% of all dwellings, rounded up to the next whole dwelling unit, shall be deed restricted for occupancy by low- and moderate-income households and shall comply with the following:
(a) 
Affordable dwelling units shall be constructed and sold or rented in accordance with the Council on Affordable Housing rules at N.J.A.C. 5:93-1 et seq. and the Uniform Housing Affordability Controls (UHAC) at N.J.A.C. 5:80-26.1 et seq.
(b) 
Affordable dwelling unit household income breakdown shall comply with the following:
(1) 
At least 13% of the affordable units shall be affordable to very-low-income (VLI) households at 30% of the median income;
(2) 
At least 50% of the affordable units shall be made affordable to low-income units (the 50% requirement is inclusive of the 13% VLI requirement); and
(3) 
The balance of units permitted at moderate income up shall not exceed maximum of 50% of all affordable units.
(c) 
Affordable dwelling bedroom distribution: Bedroom distribution shall be in accordance with the Council on Affordable Housing rules at N.J.A.C. 5:93-1 et seq. the Uniform Housing Affordability Controls (UHAC) at N.J.A.C. 5:80-26.1 et seq., the Fair Housing Act (FHA) and all other applicable law.
(d) 
The range of affordability, pricing and rent of units, affirmative marketing, 30-year minimum affordability controls and construction phasing with the market rate units developed on the tract shall also be in accordance with the Council on Affordable Housing rules at N.J.A.C. 5:93-1 et seq. the Uniform Housing Affordability Controls (UHAC) at N.J.A.C. 5:80-26.1 et seq., the Fair Housing Act (FHA) and all other applicable law.
(e) 
The Municipal Housing Liaison shall be responsible to affirmatively market, administer and certify the occupant of each affordable unit, with all administrative costs to be paid by the Developer.
[Added 1-23-2023 by Ord. No. 2023-02]
The AHO-7 zoning district is located almost entirely within the Witherspoon Jackson Historic District and contains properties with buildings that are eligible for designation as a historic building or as a contributing structure within a planned historic district. Furthermore, these buildings represent significant contributions to the existing desirable character of the Witherspoon Street corridor. The AHO-7 regulations are not intended to incentivize the removal of such buildings. Therefore, utilization of the AHO-7 regulations requires the retention of any street- fronting principal buildings, to the extent practicable, in existence at the time of the adoption of the ordinance establishing these regulations, on the following properties that are located within the AHO-7 zoning district. Only those proposals that comply with this requirement shall be permitted to develop pursuant to the AHO-7 regulations. Nothing in these regulations is intended to supersede the requirements for Historic Preservation Commission approval within the historic district.
AHO-7 Required Principal Building Retention
Address
Block
Lot
3-5 Lytle Street
15.02
84
7 Leigh Avenue
6905
21
114-118 Witherspoon Street
17.02
54
120 Witherspoon Street
17.02
53
124 Witherspoon Street
17.02
52
136-142 Witherspoon Street/7 Quarry Street
17.03
87.01-87.05
144a Witherspoon Street
17.03
86
164 Witherspoon Street
17.03
117
158 Witherspoon Street
17.03
80.01,118
165 Witherspoon Street
24.01
7
169 Witherspoon Street
21.01
18
173 Witherspoon Street
21.01
17
177 Witherspoon Street
21.01
16
181 Witherspoon Street
21.01
15
184 Witherspoon Street
15.01
28
188 Witherspoon Street
15.01
27
191 Witherspoon Street
21.01
21
193 Witherspoon Street
21.01
13
197 Witherspoon Street
21.01
12
201 Witherspoon Street
21.01
11
204-206 Witherspoon Street
15.01
24
212 Witherspoon Street
15.02
85
214 Witherspoon Street
15.02
61
216 Witherspoon Street
15.02
60
230 Witherspoon Street
15.03
90
232 Witherspoon Street
15.03
87
238 Witherspoon Street
15.03
58
244 Witherspoon Street
15.03
57
246 Witherspoon Street
15.03
56
[Added 1-23-2023 by Ord. No. 2023-02]
Within the AHO-7 zoning district the following principal uses shall be permitted:
(a) 
Floors above the ground floor/street level floor: multi-family residences.
(b) 
Ground floor/street level floor:
(1) 
Retail sales and services.
(2) 
Office.
(3) 
Restaurants.
(c) 
Residences, if existing on the date of adoption of these AHO-7 regulations, or if located in a new ground-floor space constructed after the date of adoption of these regulations.
[Added 1-23-2023 by Ord. No. 2023-02]
Within the AHO-7 zoning district the following accessory uses shall be permitted:
(a) 
Residential management office.
(b) 
Common rooms/areas, including for meetings, recreation, laundry and storage.
(c) 
Communications infrastructure.
(d) 
Maintenance and storage.
(e) 
Off-street parking and loading.
(f) 
Street/site furnishings.
(g) 
Home occupations.
(h) 
Fences and walls.
(i) 
Landscape amenities and open space.
(j) 
Pedestrian circulation elements.
(k) 
Signs.
(l) 
Storm water management facilities and other utilities.
(m) 
Other customary uses which are clearly incidental and subordinate to a permitted principal use.
[Added 1-23-2023 by Ord. No. 2023-02]
(a) 
Minimum yard requirements:
(1) 
Front yard: 0 feet.
(2) 
Side yard: 0 feet.
(3) 
Rear yard: 15 feet.
(b) 
Maximum front yard setback: 10 feet.
(c) 
Maximum impervious coverage: 90%.
(d) 
Building height: Maximum height is 3.5 stories and not to exceed 45 feet.
(e) 
Maximum number of buildings: Multiple buildings per lot are permitted.
(f) 
Off-street parking.
(1) 
Residential uses:
a. 
Up to five dwelling units, inclusive of existing and new: no off-street parking is required.
b. 
One off-street parking space shall be provided for each new dwelling unit in excess of five dwelling units.
c. 
On-street parking credit. Off-street parking requirements shall be reduced by the number of new on-street parking spaces created.
(2) 
Non-residential uses: no off-street parking required.
(g) 
Minimum landscape buffers to residential zones: 15 feet.
(h) 
Lighting. Illumination of sites and buildings shall be regulated pursuant to Borough Code section B17A-365.1 Lighting.
(i) 
Signage. Signs shall be regulated pursuant to Borough Code section B17A-368 Accessory Signs-Permitted in business districts.
[Added 2-23-2026 by Ord. No. 2026-05]
(a) 
Purpose. The purpose of the Affordable Housing Overlay - 9 (AHO-9) Zoning Overlay District is to provide a realistic opportunity for the construction of affordable housing pursuant to the New Jersey Fair Housing Act[1] and thereby comply with the municipality's constitutional obligation to provide such housing for low- and moderate-income households. Specifically, the AHO-9 Zone is established to encourage redevelopment consisting of multiple dwellings with an affordable housing set-aside, along with ground-level retail, service, commercial and office uses.
[1]
Editor's Note: See N.J.S.A. 52:27D-301 et seq.
(b) 
Permitted uses. In AHO-9, no lot shall be used and no structure shall be erected, altered or occupied for any purpose except the following:
(1) 
Multiple dwellings above the ground floor or street level in street-fronting buildings; or, behind retail sales and services, offices and restaurants located on the ground floor in street-fronting locations.
(2) 
Retail sales and services, offices and restaurants located on the ground floor in street-fronting locations.
(c) 
Accessory uses permitted. Any of the following uses shall be permitted when used in conjunction with a principal use:
(1) 
Residential management office.
(2) 
Common rooms/areas, including for meetings, recreation, laundry and storage.
(3) 
Communications infrastructure.
(4) 
Maintenance facility.
(5) 
Maintenance and storage.
(6) 
Off-street parking, including parking garage and structured parking, and loading.
(7) 
Street/site furnishings.
(8) 
Home occupations.
(9) 
Off-street surface and/or structured parking.
(10) 
Fences and walls.
(11) 
Landscape amenities and open space.
(12) 
Signs.
(13) 
Stormwater management facilities and other utilities.
(14) 
Other customary uses which are clearly incidental and subordinate to a permitted principal use on the same lot.
(d) 
Required income restriction. In any AHO-9 District, at least 20% of the total number of dwellings shall be affordable to very-low-, low- and moderate-income households. Affordable units shall be restricted, regulated and administered consistent with the municipality's affordable housing regulations, the Uniform Housing Affordability Controls rules (N.J.A.C. 5:80-26.1 et seq.) and the New Jersey Fair Housing Act (N.J.S.A. 52:27D-301 et seq.), including the Fair Housing Act's definition of very-low-income households and all other provisions of the municipality's Affordable Housing Ordinance (§ T10B-332 et seq.).
(e) 
AHO-9 site development regulations. The following site development regulations shall apply to all lots and buildings:
(1) 
Minimum lot size: 75,000 square feet.
(2) 
Minimum yard requirements:
a. 
Front yard: fifteen (15) feet along Nassau Street, five (5) feet along North Harrison Street.
b. 
Yards adjacent to Block 32.01, Lots 214, 215 and 171: five (5) feet except when adjacent to Block 32.01, Lot 215, where the side yard shall be not less than ten (10) feet.
c. 
Yards adjacent to 32.01, Lot 167 and Block 32.12, Lot 1: fifteen (15) feet except where Block 32.01, Lot 222, abuts Lot 167 where the rear yard shall be not less than five (5) feet.
(3) 
Maximum impervious coverage: ninety percent (90%).
(4) 
Maximum building height:
a. 
Building height within forty (40) feet of the Nassau Street property line shall not exceed three stories, not to exceed thirty-six (36) feet.
b. 
Building height within twenty-five (25) feet of the North Harrison Street property line shall not exceed three stories, not to exceed thirty-six (36) feet.
c. 
Building height within thirty-five (35) feet of the property line of Block 32.12, Lot 1, shall not exceed three stories, not to exceed thirty-six (36) feet.
d. 
Building height between forty (40) and seventy (70) feet of the Nassau Street property line shall not exceed four stories, not to exceed forty-eight (48) feet.
e. 
Building height within twenty-five (25) feet from the side yard property line of Block 32.01, Lots 214 and 215, shall not exceed four stories, not to exceed forty-eight (48) feet.
f. 
Building height between twenty-five (25) feet and one hundred fifty-four (154) feet from the North Harrison Street property line shall not exceed four stories, not to exceed forty-eight (48) feet.
g. 
Building height within thirty (30) feet from the property line of Block 32.12, Lot 167, shall not exceed four stories, not to exceed forty-eight (48) feet.
h. 
Building height between thirty-five (35) and fifty (50) feet from the property line of Block 32.12, Lot 1, shall not exceed four stories, not to exceed forty-eight (48) feet.
i. 
Building height within twenty (20) feet from the property line of Block 32.01, Lot 171, shall not exceed four stories, not to exceed forty-eight (48) feet.
j. 
Building height in the remainder of the parcel shall not exceed five stories, not to exceed sixty (60) feet in height.
(5) 
Maximum number of buildings: Multiple buildings per lot are permitted.
(6) 
Maximum number of dwellings shall not exceed one hundred thirty (130) units in the AHO-9 District.
(f) 
Off-street parking for vehicles and bicycles.
(1) 
Vehicle parking for residential uses: 0.75 off-street parking spaces shall be provided for each dwelling.
(2) 
Vehicle parking for nonresidential uses. One (1) space for each four hundred (400) square feet of retail sales and services, office space or restaurant use.
(3) 
Up to 50% of the nonresidential parking requirement may be met by assuming shared use of residential parking spaces. Therefore, total parking requirement shall equal (0.75 x number of dwelling units) + [0.5 x (total commercial square feet/400)].
(4) 
Bicycle parking shall be provided in accordance with § T10B-282.2.
(g) 
Minimum landscape buffers to residential zones: fifteen (15) feet in width except where Block 32.01, Lot 222, abuts Lot 167 where the buffer shall be not less than five (5) feet.
(h) 
Lighting. Illumination of sites and buildings shall be regulated pursuant to § B17A-365.1, Lighting.
(i) 
Signs. Signs shall be regulated pursuant to § B17A-368, Accessory signs - Permitted in business districts.
[Added 2-23-2026 by Ord. No. 2026-06]
(a) 
Purpose. The purpose of the Affordable Housing Overlay - 11 (AHO-11) Zoning District is to redevelop commercial land for multi-family housing in furtherance of the municipality's goals and objectives for affordable housing as set forth in the Master Plan.
(b) 
Permitted uses. In the AHO-11 District, no lot shall be used and no structure shall be erected, altered or occupied for any purpose except the following:
(1) 
Multiple dwellings above the ground floor or street level.
(2) 
Retail sales and services, offices and restaurants located on the ground floor or street level, as required for buildings fronting Spring Street and permitted for buildings fronting North Tulane Street.
(c) 
Accessory uses permitted. Any of the following uses shall be permitted when used in conjunction with a principal use:
(1) 
Residential management office.
(2) 
Common rooms/areas, including for meetings, recreation, laundry and storage.
(3) 
Communications infrastructure.
(4) 
Maintenance facility.
(5) 
Maintenance and storage.
(6) 
Off-street parking and loading.
(7) 
Street/site furnishings.
(8) 
Home occupations.
(9) 
Off-street surface parking and private residential garages.
(10) 
Fences and walls.
(11) 
Landscape amenities and open space.
(12) 
Signs.
(13) 
Stormwater management facilities and other utilities.
(14) 
Other customary uses which are clearly incidental and subordinate to a permitted principal use on the same lot.
(d) 
Required income restriction. In any AHO-11 District, at least 20% of the total number of dwellings shall be affordable to very-low-, low- and moderate-income households, but in no instance shall the number of such affordable dwellings be less than eight (8). Affordable units shall be restricted, regulated and administered consistent with the municipality's affordable housing regulations, the Uniform Housing Affordability Controls rules (N.J.A.C. 5:80-26.1 et seq.) and the New Jersey Fair Housing Act (N.J.S.A. 52:27D-301 et seq.), including the Fair Housing Act's definition of very-low-income households and all other provisions of the municipality's Affordable Housing Ordinance (§ T10B-332 et seq.).
(e) 
AHO-11 site development regulations. The following site development regulations shall apply to all lots and buildings:
(1) 
Area and yard requirements.
a. 
Minimum lot area. The minimum contiguous lot area shall be 0.3 acre.
b. 
The minimum front yard setback shall be zero (0) feet.
c. 
Minimum side yard setback for buildings shall be zero (0) feet.
d. 
Minimum rear yard setback for buildings shall be zero (0) feet.
(2) 
Maximum number of dwellings shall not exceed forty (40) dwellings in the AHO-11 District.
(3) 
Building height limitations:
a. 
Within fifty (50) feet of Spring Street no building or portion thereof shall exceed a height of six stories and sixty-five (65) feet.
b. 
Between fifty (50) and one hundred (100) feet from Spring Street no building or portion thereof shall exceed a height of five stories and 55 feet.
c. 
Between one hundred (100) and one hundred fifty (150) feet from Spring Street no building or portion thereof shall exceed a height of four stories and forty-five (45) feet, except that if located between one hundred (100) and one hundred twenty-five (125) feet of Spring Street and no closer than fifty (50) feet of N. Tulane Street, the building may be five stories and 55 feet in height.
(4) 
Maximum number of buildings: Multiple buildings per lot are permitted.
(5) 
Off-street vehicular and bicycle parking.
a. 
Vehicle parking for residential uses: 0.5 off-street parking spaces shall be provided for each dwelling.
b. 
Vehicle parking for nonresidential uses: No off-street parking spaces shall be required.
c. 
Bicycle parking shall be as required pursuant to § T10B-282.2.
(f) 
Landscaping. Landscaping shall take the form of planters demarcating the entrance and street trees, minimum 2.5 inches in caliper at planting, with a columnar form, suitable for urban locations, spaced 35 to 40 feet apart.
(g) 
Lighting. Illumination of sites and buildings shall be regulated pursuant to § B17A-365.1, Lighting.
(h) 
Signs. One facade sign is permitted per street frontage, no larger than 20 square feet in sign area, with a maximum height of five (5) feet, mounted no higher than nine (9) feet above grade, and may be illuminated.
[Added 3-9-2026 by Ord. No. 2026-14]
(a) 
Purpose. The purpose of the Affordable Housing Overlay - 19 (AHO-19) Zoning District is to provide a realistic opportunity for the construction of affordable housing pursuant to the New Jersey Fair Housing Act[1] and thereby comply with the municipality's constitutional obligation to provide such housing for low- and moderate-income households. Specifically, the AHO-19 Zone is established to encourage redevelopment consisting of upper-story multiple dwellings with an affordable housing set-aside, along with ground-level retail, service, commercial and office uses.
[1]
Editor's Note: See N.J.S.A. 52:27D-301 et seq.
(b) 
Permitted uses. In the AHO-19 District, no lot shall be used and no structure shall be erected, altered or occupied for any purpose except the following:
(1) 
Multiple dwellings above the ground floor, or behind retail sales and services businesses and restaurants located on the ground floor or street level.
(2) 
Townhouses (dwelling, attached).
(3) 
Stacked townhouses.
(4) 
Combinations of multiple dwellings, townhouses and stacked townhouses.
(5) 
Retail sales and services, offices and restaurants located on the ground floor or street level, provided the establishment faces on Nassau Street.
(c) 
Accessory uses permitted. Any of the following uses shall be permitted when used in conjunction with a principal use:
(1) 
Residential management office.
(2) 
Common rooms/areas, including for meetings, recreation, laundry and storage.
(3) 
Communications infrastructure.
(4) 
Maintenance facility.
(5) 
Maintenance and storage.
(6) 
Off-street parking and loading.
(7) 
Street/site furnishings.
(8) 
Home occupations.
(9) 
Fences and walls.
(10) 
Landscape amenities and open space.
(11) 
Signs.
(12) 
Stormwater management facilities and other utilities.
(13) 
Other customary uses which are clearly incidental and subordinate to a permitted principal use on the same lot.
(d) 
Required income restriction. In any AHO-19 District, at least 20% of the total number of dwellings shall be affordable to very-low-, low- and moderate-income households. Affordable units shall be restricted, regulated and administered consistent with the municipality's affordable housing regulations, the Uniform Housing Affordability Controls rules (N.J.A.C. 5:80-26.1 et seq.) and the New Jersey Fair Housing Act (N.J.S.A. 52:27D-301 et seq.), including the Fair Housing Act's definition of very-low-income households and all other provisions of the municipality's Affordable Housing Ordinance (§ T10B-332 et seq.).
(e) 
AHO-19 site development regulations. The following site development regulations shall apply to all lots and buildings:
(1) 
Minimum yard requirements:
a. 
Front yard: five (5) feet, or no less than three (3) feet more than the existing front yard setback of an adjacent building in the Jugtown Historic Overlay District on Nassau Street, whichever is greater.
b. 
Side yard: five (5) feet, except where the side yards facing public streets of corner lots where the primary frontage is Harrison Street, the minimum side yard shall be five (5) feet; or, at least three (3) feet greater than the existing side yard depth of an existing building on the lot, whichever is greater.
c. 
Rear yard: five (5) feet.
(2) 
Minimum landscape buffer to residential zones: 15 feet.
(3) 
Exemptions from setback standards: the minimum and maximum front, side, and rear yard setback standards do not apply to street-fronting buildings required to be retained in the AHO-19 Overlay District.
(4) 
Maximum impervious coverage: 80%.
(5) 
Maximum building height and roof requirement. A pitched roof shall be required; consequently, flat roofs shall not be permitted. The maximum building height shall be three (3) stories, not to exceed thirty-five (35) feet. The spring point of such pitched roof shall be no greater than five feet above the finished floor level of the third floor.
(6) 
Street-fronting buildings: Retention of the street-fronting buildings in existence as of July 13, 2020 (the date of adoption of Ordinance No. 2020-17 that established the AHO-2 Overlay Zone) is required and no new construction is permitted on top of these existing buildings: Block 32.01, Lot 214 (344 Nassau Street), Block 34.01, Lot 14 (342 Nassau Street), Block 34.01, Lot 32 (338 Nassau Street); Block 52.01, Lot 67 (341 Nassau Street), and Block 53.01, Lot 80 (343-345 Nassau Street).
(f) 
Off-street parking.
(1) 
Residential uses:
a. 
Up to five dwelling units, inclusive of existing and new: no off-street parking is required.
b. 
1.1 off-street parking spaces shall be provided for each new dwelling unit in excess of five dwelling units.
c. 
On-street parking credit. Off-street parking requirements shall be reduced by the number of new on-street parking spaces created.
(2) 
Nonresidential uses, one space for each 400 square feet of retail sales and services; one space for each 300 square feet of office space; and one space for each five seats in a restaurant.
(g) 
Lighting. Illumination of sites and buildings shall be regulated pursuant to § B17A-365.1, Lighting.
(h) 
Signs. Signs shall be regulated pursuant to § B17A-368, Accessory signs - Permitted in business districts.
Editor's Note: See also Article XII of the Township Code for Affordable Housing provisions as adopted by Ord. No. 2020-15.
[Added 7-27-2020 by Ord. No. 2020-24]
The Affordable Housing-6 Zone is created to provide a realistic opportunity for the construction of affordable housing pursuant to the New Jersey Fair Housing Act and thereby comply with the municipality's constitutional obligation to provide such housing for low- and moderate-income households. Specifically, the AH-6 zone is established to provide for redevelopment consisting of municipally sponsored, 100% affordable, multi-family (non-age-restricted) residential dwellings for rent.
[Added 7-27-2020 by Ord. No. 2020-24]
Within the Affordable Housing-6 zone, 100% of all dwellings shall be deed restricted for occupancy by low- and moderate-income households and shall comply with the following:
(a) 
Affordable dwelling units shall be constructed and rented in accordance with the Council on Affordable Housing rules at N.J.A.C. 5:93-1 et seq. and the Uniform Housing Affordability Controls (UHAC) at N.J.A.C. 5:80-26.1 et seq.
(b) 
Affordable dwelling unit household income breakdown shall comply with the following:
(1) 
At least 13% of the affordable units shall be affordable to very-low- income (VLI) households at 30% of the median income;
(2) 
At least 50% of the affordable units shall be made affordable to low-income units (the 50% requirement is inclusive of the 13% VLI requirement); and
(3) 
The balance of units permitted at moderate income up shall not exceed maximum of 50% of all affordable units.
(c) 
Affordable dwelling bedroom distribution: Bedroom distribution shall be in accordance with the Council on Affordable Housing rules at N.J.A.C. 5:93-1 et seq. the Uniform Housing Affordability Controls (UHAC) at N.J.A.C. 5:80-26.1 et seq., the Fair Housing Act (FHA) and all other applicable law.
(d) 
The range of affordability, pricing and rent of units, affirmative marketing, affordability controls shall be in accordance with the Council on Affordable Housing rules at N.J.A.C. 5:93-1 et seq. the Uniform Housing Affordability Controls (UHAC) at N.J.A.C. 5:80-26.1 et seq., the Fair Housing Act (FHA) and all other applicable law.
(e) 
The owner/operator, shall be responsible to affirmatively market, administer and certify the occupant of each affordable dwelling unit.
[Added 7-27-2020 by Ord. No. 2020-24]
Within the AH-6 zoning district, the following accessory uses shall be permitted:
(a) 
Residential management office.
(b) 
Common rooms/areas, including for meetings, recreation, laundry and storage.
(c) 
Communications infrastructure.
(d) 
Maintenance and storage.
(e) 
Off-street parking and loading.
(f) 
Street/site furnishings.
(g) 
Home occupations.
(h) 
Fences and walls.
(i) 
Landscape amenities and open space.
(j) 
Pedestrian circulation elements.
(k) 
Signs.
(l) 
Storm water management facilities and other utilities.
(m) 
Other customary uses which are clearly incidental and subordinate to a permitted principal use.
[Added 7-27-2020 by Ord. No. 2020-24]
(a) 
Minimum number of affordable dwelling units: 80.
(b) 
Minimum yard requirements:
(1) 
Front yard: 15 feet.
(2) 
Side yard: 15 feet.
(3) 
Rear yard: 15 feet.
(c) 
Maximum front yard setback: 25 feet.
(d) 
Maximum impervious coverage: 80%.
(e) 
Maximum Building height: 3.5 stories, not to exceed 45 feet.
(f) 
Off-street parking:
(1) 
One for each dwelling unit.
(g) 
Minimum landscape buffers to residential zones: 10 feet.
[Added 2-23-2026 by Ord. No. 2026-04]
(a) 
Purpose. The purpose of the Affordable Housing - 8 (AH-8) Zoning District is to provide a realistic opportunity for the construction of affordable housing pursuant to the New Jersey Fair Housing Act[1] and thereby comply with the municipality's constitutional obligation to provide such housing for low- and moderate-income households. Specifically, the AH-8 Zone is established to encourage redevelopment consisting of multiple dwellings with an affordable housing set-aside, along with ground-level retail, service, and restaurant uses.
[1]
Editor's Note: See N.J.S.A. 52:27D-301 et seq.
(b) 
Permitted uses. In AH-8, no lot shall be used and no structure shall be erected, altered or occupied for any purpose except the following:
(1) 
Multiple dwellings above the ground floor, or behind retail sales and services businesses and restaurants located on the ground floor or street level.
(2) 
Retail sales and services businesses and restaurants located on the ground floor or street level.
(c) 
Accessory uses permitted. Any of the following uses shall be permitted when used in conjunction with a principal use.
(1) 
Residential management office.
(2) 
Common rooms/areas, including for meetings, recreation, laundry and storage.
(3) 
Communications infrastructure.
(4) 
Maintenance and storage.
(5) 
Off-street parking and loading.
(6) 
Street/site furnishings.
(7) 
Home occupations.
(8) 
Off-street surface parking and private residential garages.
(9) 
Fences and walls.
(10) 
Landscape amenities and open space.
(11) 
Signs.
(12) 
Stormwater management facilities and other amenities.
(13) 
Other customary uses which are clearly incidental and subordinate to a permitted principal use on the same lot.
(d) 
Required income restriction. In any AH-8 District, at least 20% of the total number of dwellings shall be affordable to very-low-, low- and moderate-income households, but in no instance shall the number of such affordable dwelling units be less than five (5). Affordable units shall be restricted, regulated and administered consistent with the municipality's affordable housing regulations, the Uniform Housing Affordability Controls rules (N.J.A.C. 5:80-26.1 et seq.) and the New Jersey Fair Housing Act (N.J.S.A. 52:27D-301 et seq.), including the Fair Housing Act's definition of very-low-income households and all other provisions of the municipality's Affordable Housing Ordinance (§ T10B-332 et seq.).
(e) 
AH-8 site development regulations. The following site development regulations shall apply to all lots and buildings:
(1) 
Minimum yard requirements:
a. 
Front yard: zero (0) feet.
b. 
Side yard: three (3) feet on the northern lot line and zero (0) feet on the southern lot line.
c. 
Rear yard: zero (0) feet.
(2) 
Maximum front yard setback: ten (10) feet.
(3) 
Maximum impervious coverage: 97%.
(4) 
Maximum building height: Maximum height is four (4) stories and not to exceed fifty (50) feet.
(5) 
Maximum number of dwellings shall not exceed twenty-five (25) units in the AH-8 District.
(f) 
Off-street parking.
(1) 
Residential uses:
a. 
Up to five dwelling units: no off-street parking is required.
b. 
One-half off-street parking space shall be provided for each additional dwelling.
(2) 
Nonresidential uses: no off-street parking required.
(g) 
Lighting. Illumination of sites and buildings shall be regulated pursuant to § B17A-365.1, Lighting.
(h) 
Signs. Signs shall be regulated pursuant to § B17A-368, Accessory signs - Permitted in business districts.
(a) 
Purpose. The purpose of the AH-10 Zoning District is to provide a realistic opportunity for the construction of affordable housing pursuant to the New Jersey Fair Housing Act[1] and thereby comply with the municipality's constitutional obligation to provide such housing to low- and moderate-income households. Specifically, the AH-10 Zone is established to encourage redevelopment consisting of upper-story multiple dwellings with an affordable housing set-aside, along with ground-level retail, service, commercial and office uses.
[1]
Editor's Note: See N.J.S.A. 52:27D-301 et seq.
(b) 
Permitted uses. In the Affordable Housing - 10 District, no lot shall be used and no structure shall be erected, altered or occupied for any purpose except the following:
(1) 
Multiple dwellings above the ground floor, or behind retail sales and service businesses and restaurants located on the ground floor or street level.
(2) 
Retail sales and service businesses and restaurants located on the ground floor or street level, not to exceed, in total, 3,300 square feet of net leasable floor area.
(c) 
Accessory uses permitted. Any of the following uses shall be permitted when used in conjunction with a principal use:
(1) 
Residential management office.
(2) 
Common rooms/areas, including for meetings, recreation, laundry and storage.
(3) 
Communications infrastructure.
(4) 
Maintenance and storage.
(5) 
Off-street parking and loading.
(6) 
Street/site furnishings. Outdoor dining/courtyard is allowable within the front yard setback.
(7) 
Home occupations.
(8) 
Fences and walls.
(9) 
Landscape amenities and open space.
(10) 
Signs.
(11) 
Stormwater management facilities and other utilities.
(12) 
Other customary uses which are clearly incidental and subordinate to a permitted principal use on the same lot.
(d) 
Required income restriction. In any AH-10 District, at least 20% of the total number of dwellings shall be affordable to very-low-, low- and moderate-income households, but in no instance shall the number of such affordable dwellings be less than eighteen (18). Affordable units shall be restricted, regulated and administered consistent with the municipality's affordable housing regulations, the Uniform Housing Affordability Controls rules (N.J.A.C. 5:80-26.1 et seq.) and the New Jersey Fair Housing Act (N.J.S.A. 52:27D-301 et seq.), including the Fair Housing Act's definition of very-low-income households and all other provisions of the municipality's Affordable Housing Ordinance (§ T10B-332 et seq.).
(e) 
AH-10 site development regulations. The following site development regulations shall apply to all lots and buildings:
(1) 
Minimum yard requirements:
a. 
Front yard:
1. 
To Lot 18: five (5) feet.
2. 
All others: zero (0) feet.
3. 
Outdoor dining courtyard(s) shall be allowable within the front yard setback.
b. 
Side yard: zero (0) feet.
c. 
Rear yard: ten (10) feet.
1. 
Stormwater management measures and emergency generator(s) shall be permitted within the rear yard setback.
d. 
Maximum front yard setback: fifteen (15) feet.
(2) 
Maximum impervious coverage: 90%.
(3) 
Building height shall not exceed five (5) stories, not to exceed sixty-five (65) feet in height.
(4) 
Maximum number of dwelling units shall not exceed 95 units in the AH-10 District.
(5) 
Maximum number of buildings: Multiple buildings per lot are permitted.
(6) 
Off-street vehicular and bicycle parking.
a. 
Vehicle parking for residential uses: 0.75 off-street parking spaces shall be provided for each dwelling.
b. 
Vehicle parking for nonresidential uses. No off-street parking spaces shall be required.
c. 
The allowable number of compact size parking spaces shall be as follows: In parking areas and parking structures of less than 100 spaces, a maximum of 25% of such spaces may be designed as compact spaces.
d. 
Bicycle parking shall be provided in accordance with § T10B-282.2.
(f) 
Landscaping. No landscape buffers shall be required.
(g) 
Lighting. Illumination of sites and buildings shall be regulated pursuant to § B17A-365.1, Lighting.
(h) 
Signs.
(1) 
One building-mounted identification sign shall be permitted. Such sign shall not exceed 15 feet by four feet (height by width) and sixty (60) square feet in size. If the sign is illuminated, it shall be either externally lit with directional lights that are shielded (so as to sufficiently illuminate the sign content) or halo-lit with shielded back glow illumination.
(2) 
One freestanding, two-sided, monument sign shall be permitted. Such sign shall not exceed one (1) foot in width, with each sign face not exceeding five feet by four feet (height by width) and twenty (20) square feet in size. The sign may be installed in the front and side yard setbacks up to the property boundaries. If the sign is illuminated, it shall be either externally lit with directional lights that are shielded (so as to sufficiently illuminate the sign content) or halo-lit with shielded back glow illumination.
(3) 
One building-mounted retail sign shall be permitted. Such sign shall not exceed one foot by nine feet (height by width) and nine (9) square feet in size. If the sign is illuminated, it shall be either externally lit with directional lights that are shielded (so as to sufficiently illuminate the sign content) or halo-lit with shielded back glow illumination.
(4) 
One building-mounted parking sign shall be permitted. Such sign shall not exceed one foot by nine feet (height by width) and nine (9) square feet in size. If the sign is illuminated, it shall be externally lit with directional lights that are shielded (so as to sufficiently illuminate the sign content).
[Added 2-23-2026 by Ord. No. 2026-07]
(a) 
Purpose. The purpose of the AH-12 Zoning District is to provide an additional opportunity for underutilized land where affordable multi-family housing may be developed in furtherance of the municipality's goals and objectives for affordable housing as set forth in the Master Plan.
(b) 
Permitted uses. In Affordable Housing District - 12, no lot shall be used and no structure shall be erected, altered or occupied for any purpose except the following (these uses may be in combination with each other on the same tract):
(1) 
Multiple dwellings.
(2) 
Townhouses.
(3) 
At most, one single-family detached dwelling.
(4) 
Supportive housing.
(5) 
The existing two-unit residential structure.
(c) 
Accessory uses permitted. Any of the following uses shall be permitted when used in conjunction with a principal use:
(1) 
Residential management office.
(2) 
Common rooms/areas, including for meetings, recreation, laundry and storage.
(3) 
Communications infrastructure.
(4) 
Maintenance and storage.
(5) 
Off-street parking and loading.
(6) 
Street/site furnishings.
(7) 
Home occupations.
(8) 
Fences and walls.
(9) 
Signs.
(10) 
Stormwater management facilities and other utilities.
(11) 
Other customary uses which are clearly incidental and subordinate to a permitted principal use on the same lot.
(d) 
Required income restriction. In any AH-12 District, at least 20% of the total number of new dwellings shall be affordable to very-low-, low- and moderate-income households, but in no instance shall the number of such affordable dwellings or affordable housing credited units be less than eight (8). Affordable units shall be restricted, regulated and administered consistent with the municipality's affordable housing regulations, the Uniform Housing Affordability Controls rules (N.J.A.C. 5:80-26.1 et seq.) and the New Jersey Fair Housing Act (N.J.S.A. 52:27D-301 et seq.), including the Fair Housing Act's definition of very-low-income households and all other provisions of the municipality's Affordable Housing Ordinance (§ T10B-332 et seq.).
(e) 
AH-12 site development regulations. The following site development regulations shall apply to all lots and buildings:
(1) 
Minimum yard requirements:
a. 
Front yard: Any building constructed between the two existing buildings fronting on Spruce Street shall have a front yard depth that is the average of the two other buildings' setbacks from the right-of-way line, as measured from the mid-point of the front facade.
b. 
Side yard: ten (10) feet for the new construction of a building; otherwise the existing yards of existing buildings. This requirement shall apply to the tract perimeter only.
c. 
Rear yard: five (5) feet.
(2) 
Maximum impervious coverage: 75%.
(3) 
Minimum building separation: five (5) feet.
(4) 
Building height: Maximum building height shall not exceed forty-five (45) feet.
(5) 
Maximum density. No more than thirty (30) new dwelling units shall be permitted within the AH-12 District as of the date of adoption of this section.
(f) 
Maximum number of buildings: Multiple buildings per lot are permitted.
(g) 
Off-street parking.
(1) 
0.425 off-street parking spaces shall be provided for each dwelling.
(2) 
Parking garage drive aisle shall be a minimum of 22 feet in width.
(3) 
Up to 25% of spaces may be compact spaces.
(h) 
Landscaping. A landscaped buffer of not less than five (5) feet in width shall be provided along any common property line in a side yard where a side yard is required. Buffers may be comprised of fences and landscaping, which shall be of a sufficient quantity and size to provide a visual separation from adjacent property.
(i) 
Lighting. Illumination of sites and buildings shall be regulated pursuant to § B17A-365.1, Lighting.
(j) 
Signs. Signs shall be regulated pursuant to § B17A-367, Accessory signs - Permitted in all districts. In addition, the following signs are also permitted:
(1) 
Pathway wayfinding signs: signs are required to mark both entries to the new publicly accessible pathway described in subsection (k) below. Each of the two signs shall be no more than ten (10) square feet in area. These signs shall provide wayfinding and shall not be commercial in nature.
(2) 
Two facade signs are permitted on a multi-family building of over 20 units for building identification. Each shall be no more than six (6) square feet in area.
(3) 
Address numbers are permitted for each entrance on multi-unit buildings.
(k) 
Additional development requirement. Any property with a designation of AH-12 shall provide a public access easement for a pathway utilized by the general public through the property from the right-of-way to any municipal open space. The public access easement shall be improved with an all-weather path a minimum width of six (6) feet. The second floor of a building shall be permitted to encroach upon the easement provided that a vertical height of nine (9) feet is available.
[Added 3-9-2026 by Ord. No. 2026-08]
(a) 
Purpose. The purpose of the Affordable Housing - 16 (AH-16) Zoning District is to redevelop land no longer necessary for a public use for fully affordable housing in furtherance of the housing policies expressed in the Fourth Round of the Housing Element and Fair Share Plan while retaining the existing two-and-a-half-story firehouse structure.
(b) 
Comprehensive development required. The AH-16 Zone shall be constructed in accordance with a single, unified development plan in one phase.
(c) 
Permitted uses. In AH-16, no lot shall be used and no structure shall be erected, altered or occupied for any purpose except the following:
(1) 
Multiple dwellings.
(2) 
Municipal use.
(d) 
Accessory uses permitted. Any of the following uses shall be permitted when used in conjunction with a principal use:
(1) 
Residential management office.
(2) 
Common rooms/areas, including for meetings, recreation, laundry and storage.
(3) 
Community room accessible to the public.
(4) 
Communications infrastructure.
(5) 
Maintenance and storage.
(6) 
Off-street parking and loading.
(7) 
Street/site furnishings.
(8) 
Home occupations.
(9) 
Off-street surface parking.
(10) 
Fences and walls.
(11) 
Landscape amenities and open space.
(12) 
Signs.
(13) 
Stormwater management facilities and other utilities.
(14) 
Other customary uses which are clearly incidental and subordinate to a permitted principal use on the same lot.
(e) 
Required income restriction. In any AH-16 District, all dwellings shall be affordable to very-low-, low- and moderate-income households. Affordable units shall be restricted, regulated and administered consistent with the municipality's affordable housing regulations, the Uniform Housing Affordability Controls rules (N.J.A.C. 5:80-26.1 et seq.) and the New Jersey Fair Housing Act (N.J.S.A. 52:27D-301 et seq.), including the Fair Housing Act's definition of very-low-income households and all other provisions of the municipality's Affordable Housing Ordinance (§ T10B-332 et seq.).
(f) 
AH-16 site development regulations. The following site development regulations shall apply to all lots and buildings:
(1) 
The existing two-and-a-half-story firehouse (without the rear addition) shall be retained and adaptively reused for residential use and accessory uses, including a community room on the first floor, unless specific elements need to be removed on good cause shown.
(2) 
All new external construction shall be behind the existing two-and-half-story firehouse, except for new construction to the rear of the ridgeline of the existing roof (such as the addition of dormers or replacement of that section of the roof), which shall be permitted.
(3) 
Minimum yard requirements:
a. 
Front yard: twelve (12) feet. Parking and a garden shall be permitted in the front yard setback.
b. 
Side yard: five (5) feet, except that no more than 60% of the building shall be permitted to project up to the property line. Any such individual projection shall not exceed thirty (30) feet in length and shall be contiguous with sections of building meeting the five-foot requirement. The existing historic street facing building to remain shall count towards the 60% limitation.
c. 
Rear yard: five (5) feet. An emergency generator shall be permitted in the rear yard setback.
(4) 
Maximum impervious coverage: 90%.
(5) 
Building height: Maximum building height shall be four stories, not to exceed forty-five (45) feet.
(6) 
Minimum dwellings. At least sixteen (16) dwelling units shall be developed within the AH-16 District.
(g) 
Off-street parking.
(1) 
One-half parking space per dwelling.
(2) 
On-street parking credit. Off-street parking requirements shall be reduced by the number of new on-street parking spaces created.
(h) 
Landscaping. A landscaped buffer of not less than three (3) feet in width shall be provided along any common property line in a side or rear yard where a side or rear yard is required and is not necessary for vehicular, bicycle or pedestrian circulation. In other areas, an opaque fence shall be required on the property line, six (6) feet in height, except in a front yard. Buffers may be comprised of landscaping with fencing, which shall be of a sufficient quantity and size to provide a visual separation from adjacent property. Front yard landscaping is required to reduce existing impervious cover by at least four hundred (400) square feet.
(i) 
Lighting. Illumination of sites and buildings shall be regulated pursuant to § B17A-365.1, Lighting.
(j) 
Signs. Signs shall be as permitted by the Municipal Code. The existing firehouse signage and changeable copy sign on the front facade of the building shall be retained.
(k) 
Additional development requirements.
(1) 
Any new construction within the AH-16 District shall be subject to a municipal developer's agreement, or equivalent thereof, for the development of the site.
[Added 3-9-2026 by Ord. No. 2026-12]
(a) 
Purpose. The purpose of the Affordable Housing District - 17 (AH-17) Zoning District is to redevelop land no longer necessary for a public use for an affordable housing development in furtherance of the housing policies expressed in the Master Plan.
(b) 
Permitted uses. In the AH-17 District, no lot shall be used and no structure shall be erected, altered or occupied for any purpose except the following:
(1) 
Multiple dwellings.
(2) 
Townhouses.
(3) 
Municipal use.
(c) 
Accessory uses permitted. Any of the following uses shall be permitted when used in conjunction with a principal use:
(1) 
Residential management office.
(2) 
Common rooms/areas, including for meetings, recreation, laundry and storage.
(3) 
Communications infrastructure.
(4) 
Maintenance and storage.
(5) 
Off-street parking and loading.
(6) 
Street/site furnishings.
(7) 
Home occupations.
(8) 
Fences and walls.
(9) 
Landscape amenities and open space.
(10) 
Signs.
(11) 
Stormwater management facilities and other utilities.
(12) 
Other customary uses which are clearly incidental and subordinate to a permitted principal use on the same lot.
(d) 
Required income restriction. In any AH-17 District, all dwellings shall be affordable to very-low-, low- and moderate-income households. Affordable units shall be restricted, regulated and administered consistent with the municipality's affordable housing regulations, the Uniform Housing Affordability Controls rules (N.J.A.C. 5:80-26.1 et seq.) and the New Jersey Fair Housing Act (N.J.S.A. 52:27D-301 et seq.), including the Fair Housing Act's definition of very low-income households and all other provisions of the municipality's Affordable Housing Ordinance (§ T10B-332 et seq.).
(e) 
AH-17 site development regulations. The following site development regulations shall apply to all lots and buildings:
(1) 
Minimum yard requirements:
a. 
Front yard: five (5) feet.
b. 
Northern Side yard: eight (8) feet.
c. 
Southern side yard: five (5) feet.
d. 
Rear yard: fifteen (15) feet.
(2) 
Maximum impervious coverage: 90%.
(3) 
Building height: Maximum building height shall be three stories, not to exceed thirty-six (36) feet, within twenty-five (25) feet of the front property line, and four (4) stories and forty-eight (48) feet on the remainder of the lot.
(4) 
Minimum dwellings. At least 34 dwelling units shall be developed within the AH-17 District.
(f) 
Maximum number of buildings: multiple buildings per lot are permitted.
(g) 
Off-street parking: a minimum of one parking space per dwelling unit shall be provided.
(h) 
Landscaping. A landscaped buffer of not less than five (5) feet in width shall be provided along any common property line in a side or rear yard where a side or rear yard is required. Buffers may be comprised of fences and landscaping, which shall be of a sufficient quantity and size to provide a visual separation from adjacent property.
(i) 
Lighting. Illumination of sites and buildings shall be regulated pursuant to § B17A-365.1, Lighting.
(j) 
Signs. Signs shall be regulated pursuant to municipal signage regulations.
(k) 
Additional development requirement. Any new construction within the AH-17 District shall be subject to a municipal developer's agreement, or equivalent thereof, for the development of the site.