The Township Council hereby repeals the redevelopment plan, formerly known as Article XVII Redevelopment Plan of Chapter 540, adopted March 8, 1999, by Ordinance No. 1999-05, amended December 10, 2001 by Ordinance No. 2001-12, May 12, 2003 by Ordinance No. 2003-05, November 24, 2002 by Ordinance No. 2003-10, April 25, 2005 by Ordinance No. 2005-14, December 12, 2011 by Ordinance No. 2011-14, July 19, 2012 by Ordinance No. 2021-12, and June 24, 2024 by Ordinance No. 2024-08, and adopts the redevelopment plan as set forth herein.
A. 
The following redevelopment plans and revisions are incorporated into this redevelopment plan:
(1) 
Eastampton Town Center: Phase Two Redevelopment Plan, which was formerly known as Chapter 540, Article XVIII.
(2) 
TCO Town Center Commercial/Office District: 2021 Revision, which was formerly known as Chapter 540, Article XIX.
(3) 
Redevelopment Plan, Eastampton Town Center, TCAH Town Center Affordable Housing Zoning District adopted by Ordinance No. 2024-8.
B. 
The foregoing redevelopment plans, which were incorporated into this redevelopment plan, were updated and revised to comply with current state law, reflect recommendations provided in the 2023 Master Plan, and include applicable changes to Chapter 540, Zoning:
(1) 
Vision for the future of Eastampton Township.
(2) 
Identification of redevelopment area.
(3) 
Relationship of the redevelopment plans to local objectives.
(4) 
Identification of redevelopment area.
(5) 
Relationship to municipal development regulations.
(6) 
Temporary and permanent relocation of residents from a project in the redevelopment area.
(7) 
Relationship of the redevelopment plans to the Master Plan of contiguous municipalities, the Master Plan of the county, and the State Development and Redevelopment Plan.
(8) 
Inventory of all affordable housing that are to be removed as a result of the implementation of the redevelopment plans.
(9) 
A plan for the provision of a comparable affordable housing unit that is to be removed as a result of the implementation of the redevelopment plan.
(10) 
Proposed locations for zero-emissions vehicle fueling and charging infrastructure with the project area in a manner that appropriately connects with an essential public charging network.
The following definitions apply to this redevelopment plan.
REDEVELOPMENT
Means clearance, re-planning, development and redevelopment; the conservation and rehabilitation of any structure or improvement, the construction and provision for construction of residential, commercial, industrial, public or other structures and the grant of dedication of spaces as may be appropriate or necessary in the interest of the general welfare for streets, parks, playgrounds, or other public purposes, including recreational and other facilities incidental or appurtenant thereto, in accordance with a redevelopment plan.
REDEVELOPMENT AREA or AREA IN NEED OF REDEVELOPMENT
Means an area determined to be in need of redevelopment pursuant to Sections 5 and 6 of P.L. 1992, c. 79 (N.J.S.A. 40A:12A-5 and 40A:12A-6). A redevelopment area may include lands, buildings, or improvements which of themselves are not detrimental to the public health, safety or welfare, but the inclusion of which is found necessary, with or without change in their condition, for the effective redevelopment of the area of which they are a part.
REDEVELOPMENT PLAN
Means a plan adopted by the governing body of a municipality for the redevelopment or rehabilitation of all or any part of a redevelopment area, or an area in need of rehabilitation, which plan shall be sufficiently complete to indicate its relationship to definite municipal objectives as to appropriate land uses, public transportation and utilities, recreational and municipal facilities, and other public improvements; and to indicate proposed land uses and building requirements in the redevelopment area or area in need of rehabilitation, or both.
REDEVELOPMENT PROJECT
Means any work or undertaking pursuant to a redevelopment plan; such undertaking may include any buildings, land, including demolition, clearance or removal of buildings from land, equipment, facilities, or other real or personal properties which are necessary, convenient, or desirable appurtenances, such as but not limited to streets, sewers, utilities, parks, site preparation, landscaping and administrative, community, health, recreational, educational, and welfare facilities.
REHABILITATION
Means an undertaking, by means of extensive repair, reconstruction or renovation of existing structures, with or without the introduction of new construction or the enlargement of existing structures, in any area that has been determined to be in need of rehabilitation or redevelopment, to eliminate substandard structural or housing conditions and arrest the deterioration of that area.
A. 
The vision for the future of Eastampton is to establish a harmonious and unified pattern of development that promotes an all-around healthier quality of life, a balance of land uses, multimodal transportation options, and a uniquely identifiable sense of place rich in physical, cultural, social and economic opportunities for all residents.
B. 
The vision is derived from the guidance provided by the goals and objectives of the Township's Master Plan (updated in October 1998; amended and changed the Land Use Element in April 2000 and June 2001; added the Open Space and Recreation Plan in June 2001; revised the Housing Element/Fair Share Plan in August 2003; adopted a Housing Plan Element and Fair Share Plan in December 2021; and updated December 2023), the recommendations derived from the community workshops of 2003/2004 captured in the results of the Visual Preference Survey™ and the Demographic, Market and Policy Questionnaire, and a Vision Statement developed from an online survey issued during April/May 2023 and finalized July 2023.
C. 
The updated vision consists of balancing growth and development while fostering and preserving its history, unique character, scale and proportion to secure and enhance the quality of life for Eastampton Township's residents by:
(1) 
Protecting the environment and natural resources.
(2) 
Preserving important agricultural lands and open space.
(3) 
Creating a town center anchored at the crossroads of Monmouth and Woodlane Roads.
(4) 
Having a safe, well-connected walkable and bikeable community.
(5) 
Achieving aesthetically pleasing, environmentally and economically sustainable development and redevelopment.
(6) 
Expanding and strengthening the local economy and the municipality's tax base to provide needed jobs, goods and services.
(7) 
Promoting Eastampton Township as a regional recreational destination that capitalizes on major recreational amenities, such as Burlington County's Smithville Park and Rancocas Valley Regional High School's athletic fields.
(8) 
Providing safe, code-compliant housing stock that meets the needs of a diverse cross-section of households and household incomes.
(9) 
Improving and carefully expanding the Township's infrastructure, services and amenities that meet current and future needs.
A. 
Boundaries. The boundaries of the redevelopment area are shown on the map attached to the preliminary investigation, which is which is attached to this chapter as Attachment 3, Schedule A, Preliminary Investigation Redevelopment Area, and on the map contained in the June 2023 preliminary investigation for Block 200, Portion of Lot 7.01, Formerly Block 300, Portion of Lot 2, which is attached to this change as Attachment 4, Schedule B, Preliminary Investigation Redevelopment Area.[1]
[1]
Editor's Note: Schedules A and B are included as attachments to this chapter.
B. 
Identification of properties.
(1) 
On February 22, 1999, the Township Council adopted Resolution No. 1999-36, which determined the following 504.67 acres, Area A, to be in need of redevelopment:
Block
Lots
Acres
200
4, 5, 6, & 7
144.68
300
1, 2, 2.01, 3, 5, 7-10, 12-15, 17-30 30.01, 32, & 34-37
292.11
300.01
1-88
17.91
400
21, 22, & 23
15.94
503
1, 2, 3, 5, & 6
1.14
600
1, 2.01, 2.05, 7, 7.01, 7.02, & 8
10.15
900.01
12.01, 12.02, 12.03, 12.04, 12.05, 12.06, 13, 14, & 14.01
22.74
Total
504.67
(2) 
On March 22, 2004, the Township Council adopted Resolution No. 2004-44, which determined the following 283.84 acres to be in need of redevelopment. Hereinafter, Area A and the following parcels shall be known as the "redevelopment area."
Block
Lots
Acres
200
1, 8, 9, & 10 (Lots 8, 9 and 10 are part of the existing redevelopment area prior to when the Township reassigned block numbers; Block 200, Lots 8, 9 and 10, were formerly known as Block 300, Lots 8, 9 and 10; therefore, Lots 8, 9 and 10 in Block 200 already qualify as a redevelopment area.)
29.58 (Lot 1 only)
500
1-7, 7.01, & 7.02
3.54
502
2-15
3.63
600
2.07, 2.08, 3, 4.01, 4.02, 5, 5.02, 5.03, 6, 6.10, & 16
244.42
1100.14
16
2
1100.15
18
1.91
1200
9
0.76
Total
283.84
(3) 
On September 11, 2023, the Township Council adopted Resolution No. R-2023-125 adding Lot 7.01 in Block 200 to the "redevelopment area."
Block
Lots
Acres
200
7.01
4.7
(4) 
Total acreage of redevelopment area:
Description of Redevelopment Area
Acres
February 22, 1999 total
504.67
March 22, 2024 total
283.84
September 11, 2023
4.7
Total
793.21
C. 
General description.
(1) 
The redevelopment area is located in the northern third of the Township and is focused on Woodlane Road. Beginning at the Township's western borders with Westampton and Mount Holly Townships, it includes most of Block 200 and 300. Continuing eastward, it follows Woodlane Road through the intersection with Monmouth Road (Town Center District) and continues on to Smithville Road, where it includes three of the four corners. It does not include the property hosting the Olde World Bakery on the northeastern corner. The redevelopment area also includes all the lands within the triangle formed by the interior boundaries of Monmouth, Woodlane and Smithville Roads, which is the 600 Block on the Township's Tax Map. However, it does not include two church properties that occupy Lots 2.04 and 2.06 in the 600 Block. It contains 788.51 acres.
(2) 
The redevelopment area contains a mix of uses, building types and vacant land. Detailed descriptions of existing conditions are provided in Attachment 3, Schedule A, Preliminary Investigation Redevelopment Area, and Attachment 4, Schedule B, Preliminary Investigation Redevelopment Area.[2]
[2]
Editor's Note: Schedules A and B are included as attachments to this chapter.
A. 
Introduction. In N.J.S.A. 40A:12A-7a, the Redevelopment and Housing Law requires all development plans to "include an outline for the planning, development, redevelopment, or rehabilitation of the project area. . ." The Redevelopment and Housing Law requires the outline to include the following:
(1) 
The relationship of the redevelopment plan to definite local objectives;
(2) 
The proposed land uses and building requirements in the redevelopment area;
(3) 
Adequate provision for temporary and permanent relocation of residents from a project in the redevelopment area, as necessary;
(4) 
The identification of property located in the redevelopment area which is to be acquired according to the redevelopment plan;
(5) 
Any significant relationship of the redevelopment plan to the Master Plan of contiguous municipalities, the Master Plan of the county, and the State Development and Redevelopment Plan;
(6) 
An inventory of all affordable housing that are to be removed as a result of the implementation of the redevelopment plan;
(7) 
A plan for the provision of a comparable affordable housing unit that is to be removed as a result of the implementation of the redevelopment plan;
(8) 
Proposed locations for zero-emissions vehicle fueling and charging infrastructure with the project area in a manner that appropriately connects with an essential public charging network.
B. 
The LRHL provides that the redevelopment plan "may include the provisions of affordable housing. . ." (N.J.S.A. 40A:12A-7b).
C. 
The state statute provides the following information be provided in the redevelopment plan (N.J.S.A. 40A:12A-7c and d):
(1) 
The relationship of the redevelopment plan to pertinent municipal development regulations; and
(2) 
Consistency of the provisions of the redevelopment plan to the municipal Master Plan.
The LRHL, at N.J.S.A. 40A:12A-7a(1), requires a redevelopment plan to indicate:
Its relationship to definite local objectives as to appropriate land uses, density of population, and improved traffic and public transportation, public utilities, recreational and community facilities and other improvements.
The previously adopted redevelopment plans are incorporated into this redevelopment plan. Their relationships to local objectives are provided by each former redevelopment plan, which is incorporated into this redevelopment plan, below.
A. 
Redevelopment plan adopted by Ordinance Nos. 1999-05, 2001-12, 2003-05, 2003-10, and 2005-14.
(1) 
Land uses. The Land Use Element of the Master Plan (LU-2) states that the recommended pattern of land uses recognize the existing mixed land use areas generally near the intersection of Woodlane and Monmouth Roads and the appropriateness for redevelopment of underutilized lands in the general vicinity. This guidance is consistent with redevelopment area objectives in Subsection A(1)(c)[1], [2] and [3], as provided below.
(a) 
The vision for the future of Eastampton is to establish a harmonious and unified pattern of development that promotes an all-around healthier quality of life, a balance of land uses, multimodal transportation options, and a uniquely identifiable sense of place rich in physical, cultural, social and economic opportunities for all residents.
(b) 
The vision is derived from the guidance provided by the goals and objectives of the Township's Master Plan and recommendations derived from the community workshops of 2003/2004 captured in the results of the Visual Preference Survey™ and the demographic, market and policy questionnaire, the results of which are on file with the Township Clerk.
(c) 
The vision can be achieved by implementing the following redevelopment area objectives:
[1] 
Create a sense of place through the use of an overlay transect zoning system and related design standards for the vacant areas of the redevelopment area.
[2] 
Eliminate obsolete buildings and faulty arrangements through the various strategies permitted under the Redevelopment and Housing Law.[1]
[1]
Editor's Note: See N.J.S.A. 40A:12A-1 et seq.
[3] 
Promote flexible mixed-use development that will strengthen and diversify the community's tax base.
[4] 
Create employment opportunities for Eastampton residents throughout the redevelopment area.
[5] 
Provide residents with a variety of easily accessible retail, personal, cultural and professional services throughout the redevelopment area.
[6] 
Create a range of housing opportunities appropriate and convenient for the continuum of age groups in order to diversify the community's housing stock and economic base.
[7] 
Create alternative transportation options to and within the redevelopment area by providing for ample sidewalks, bicycle facilities and transit stops.
[8] 
Provide attractive and functional recreational facilities, greens and plazas with corresponding programming throughout the redevelopment area.
(2) 
Density of population.
(a) 
The Master Plan adopts the purposes of the New Jersey Municipal Land Use Law (N.J.S.A. 40:55D-2) to be the goals and objectives of Eastampton Township, which encourages the establishment of appropriate population densities and concentrations that will contribute to the well-being of persons, neighborhoods, communities and regions and preservation of the environment; encourages planned unit developments that incorporate the best features of design and layout of residential, commercial, industrial and recreational development of the particular site; and encourages senior citizen community construction.
(b) 
The Master Plan does not establish specific population density goals, although it does note the misbalance in land uses between residential and nonresidential uses. This redevelopment plan recognizes this misbalance and the lack of diversity in housing required to improve the local market for commercial investment.
(3) 
Improved traffic and public transportation. The Master Plan does not provide a transportation element. However, it does adopt the purposes of the New Jersey Municipal Land Use Law (N.J.S.A. 40:55D-2) to be the goals and objectives of Eastampton Township. The Municipal Land Use Law [N.J.S.A. 40:55D-2(h)] "encourages the location and design of transportation routes which will promote the free flow of traffic while discouraging location of such facilities and routes which result in congestion and blight."
(4) 
Public utilities.
(a) 
The Master Plan does not provide a general utilities element. However, the Township has adopted a wastewater management plan. Wastewater treatment services are provided under contract to Eastampton through the Mount Holly Municipal Utilities Authority (MHMUA). The plan establishes the ultimate number of gallons per day in the future at 706,000 gpd for residential flow, 209,000 gpd for commercial flow, and 250,000 gpd for industrial flow. Based on current use estimates, there is sufficient capacity to accommodate this redevelopment plan.
(b) 
Potable water service is provided through New Jersey American Water Company, Inc. (the former Mount Holly Water Company).
(5) 
Recreation and community facilities.
(a) 
The Recreation and Open Space Plan Element of the Master Plan calls for providing between 37.5 and 61.5 acres of developed parkland based on the National Parks and Recreation Association standards. The Township has met this goal.
(b) 
Developed municipal parkland totals 34.54 acres. In addition, residents can access facilities owned by the Eastampton Township Board of Education, the Rancocas Valley Regional High School, and the Burlington County Board of Chosen Freeholders at Smithville Park.
(c) 
The Township owns a 163 +/- acre (Block 600, Lot 4.02) parcel within the redevelopment area acquired under the local open space program. The acquisition of this land compiles with the Master Plan, which directs the Township to "preserve and enhance areas with historic, cultural, scenic, open space and recreational value." As a result, the Township will investigate the feasibility of locating various public recreational facilities on this site. Adjacent to the redevelopment area is a 40 +/- acre wooded lot purchased under the Township's open space program that will be preserved in its natural state for passive recreational purposes.
(d) 
Section 540-43A(1)(c)[8] of this redevelopment plan calls for the establishment of internal open spaces in the form of greens and plazas. The overall guidance from the Master Plan and the Visual Preference Survey™ is reflected in Redevelopment area Objective 8 in Subsection A(1)(c)[8].
B. 
Eastampton Town Center: Phase Two Redevelopment Plan adopted by Ordinance No. 2011-14.
(1) 
Land uses. The Land Use Element of the Master Plan states that the recommended pattern of land uses recognize the existing mixed land use areas generally near the intersection of Monmouth Road (Route 537) and Woodlane Road (Route 630), as well as the appropriateness for redevelopment of underutilized lands in the general vicinity. This guidance is consistent with Redevelopment Area Objectives 1, 2 and 3 in Subsection A(1)(c)[1], [2] and [3], which were the same objectives set forth in § 540-43A(1)(c).
(2) 
Density of population.
(a) 
The Master Plan adopts the purposes of the New Jersey Municipal Land Use Law (N.J.S.A. 40:55D-2) to be the goals and objectives of Eastampton Township. It encourages the establishment of appropriate population densities and concentrations that will contribute to the well-being of persons, neighborhoods, communities and regions and preservation of the environment; encourages planned unit developments that incorporate the best features of design and layout of residential, commercial, industrial and recreational development of the particular site; and encourages senior citizen community construction.
(b) 
The Master Plan does not establish specific population density goals, although it does note the imbalance in land uses between residential and nonresidential uses. This redevelopment plan addresses this imbalance and the lack of diversity in housing required to improve the local market for commercial investment. The densities recommended for the TCM3's RH Subdistrict are consistent with Nelessen Associates' 2004 Eastampton Township Town Center Design Plan, which is the foundation of the redevelopment plan's land use and design regulations.
(3) 
Improved traffic and public transportation.
(a) 
The Phase Two redevelopment plan incorporates the recommendations of the 2009 Eastampton Pedestrian/Bicycle Circulation Needs Study prepared by NJDOT in coordination with Eastampton Township and the Burlington County Engineer. This study recommended improving Monmouth Road and Woodlane Road, and the side streets that intersect them, to improve safety for motorists, pedestrians and bicyclists. It identified the need to provide a road parallel to Woodlane Road to connect Monmouth Road with Sawyer Road in Eastampton Town Center multifamily community located just to the west of the Phase Two redevelopment area. This new road implements the prior redevelopment plan's goal of creating a sense of place for the community and is consistent with the 2004 Eastampton Township Town Center Design Plan. In addition, the 2009 study, which the County Engineering Department assisted in preparing, calls for the elimination of curb cuts on Woodlane Road. Motorists travelling to future commercial redevelopment projects will access off-street parking areas from a new road running perpendicular to Woodlane Road, just east of the former bank building. The reduction of curb cuts along Woodlane Road and construction of one access road to this commercial area will help to address traffic congestion and safety issues in this vicinity.
(b) 
The study provided and this redevelopment plan requires a maximum 103-foot right-of-way (ROW) width for Woodlane Road (Route 630) between Monmouth Road (Route 537) and Lakeview Terrace. This would include three eleven-foot lanes, two five-foot shoulders and ten-foot sidewalk areas on both sides of Woodlane Road, as well as reverse angle parking, which, if feasible, would occupy another 20 feet on either side of this county road. The County Engineer has approved these study recommendations and dimensions. He will require them whenever a subsequent redeveloper submits a site plan to the County Planning Board for approval.
(4) 
Public utilities.
(a) 
The Phase Two redevelopment plan area is within an approved sewer service area. Wastewater treatment services are provided under contract to Eastampton through New Jersey American Water Company, Inc. (formerly supplied by the Mount Holly Municipal Utilities Authority). Based on current use estimates, there is sufficient capacity to accommodate this redevelopment plan.
(b) 
The Phase Two redevelopment plan area is within an approved public water service area. Potable water service is provided through the Mount Holly Water Company. Based on current use estimates, there is sufficient capacity to accommodate this redevelopment plan.
(5) 
Recreation and community facilities.
(a) 
The Recreation and Open Space Plan Element of the Master Plan calls for providing between 37.5 and 61.5 acres of developed parkland based on the National Parks and Recreation Association standards (OS-14). The Township has met this goal. Hollyville Park's ball field and tennis court are located across Woodlane Road. Eastampton Township's other municipal parks, Buttonwood, Cliver and Veterans, are all within a one- to one-and-one-half-mile walking distance of the Phase Two redevelopment plan area. In addition, residents can access facilities owned by the Eastampton Township Board of Education, the Rancocas Valley Regional High School, and the Burlington County Board of Chosen Freeholders at Smithville Park.
(b) 
The Township owns a 163 +/- acre parcel (Block 600, Lot 4.02), within the redevelopment area, east of the Phase Two redevelopment project area, acquired under the local open space program. As a result, the Township will investigate the feasibility of locating various public recreational facilities on this site.
(c) 
The Phase Two redevelopment plan requires that multifamily residential uses in the TCM3's RH Subdistrict provide a minimum of 10% of the total tract area shall be designated for common active or passive recreational purposes, such as with clubhouses, pools, courts, gardens, etc.
C. 
Redevelopment Plan, Eastampton Town Center, TCO Town Center Commercial/Office Zoning District, Western Section at Monmouth Road (C.R. 537) and Woodlane Road (C.R. 630), Block 503, Lots 5 and 6, Eastampton Township, Burlington County, New Jersey adopted by Ordinance No. 2021-15. This redevelopment plan iterated the vision and redevelopment area objectives set forth in § 540-43A(1)(a), (b) and (c). It stated, "Given the vision for the Town Center in the initial redevelopment plan, this redevelopment plan comports with that vision and advances local objectives in the following manner":
Relationship to Definite Local Objectives
This redevelopment plan will permit a mix of residential and nonresidential land uses on the property. A building having a maximum of three stories with nonresidential commercial uses provided on the first floor and residential uses on the two upper floors will be permitted. The redevelopment plan will permit a maximum of eight apartment units on the property, yielding a density of 22.22 dwelling units per acre. This mix of residential and nonresidential uses complement other mixed-use developments within the Town Center District, such as the two recently constructed Fieldstone apartment and commercial developments that front along Woodlane Road where one is located just northwest of the property and the other one is situated east of the property on the other side of Monmouth Road. The permitted mixed-use development on the property advances Objective No. 3 Subsection A(1)(c)[3] regarding the promotion of flexible mixed-use development that will strengthen and diversify the community's tax base.
In addition to advancing Objective No. 3 in Subsection A(1)(c)[3], the redevelopment plan continues the Township's efforts to create a sense of place, the Town Center, which consists of a dense mix of residential and nonresidential uses thereby advancing Objective No. 1 in Subsection A(1)(c)[1]. It also advances Objective nos. 5 and 7 in Subsection A(1)(c)[5] and [7] by providing easily accessible retail and personal services on the first floor of the permitted building and constructing and/or repairing sidewalks, respectively, within the walkable Town Center. With the provision of apartments on the upper floors of the permitted building the redevelopment plan advances Objective No. 6 in Subsection A(1)(c)[6] by creating market-rate apartments within the Town Center. The redevelopment plan contemplates razing the two obsolete frame structures and replacing them with a modern mixed-use building thereby advancing Objective No. 2 in Subsection A(1)(c)[2].
Lastly, the redevelopment plan advances Objective No. 8 in Subsection A(1)(c)[8] by contemplating the provision of a formal public space with seating and possibly a town clock that marks the important crossroad intersection of the Town Center. The public space may be provided by dedicating the corresponding land in fee or by easement to Eastampton Township, the details of which would be determined in a developer's agreement executed with the Eastampton governing body.
(1) 
Land uses and building requirements.
(a) 
A mix of residential and nonresidential uses is permitted on the property. The maximum number of stories permitted for a mixed-use building on the property is three, with nonresidential commercial uses provided on the first floor and residential uses on the two upper floors. Mixed-use development is permitted in other sections of the Village Core of the Town Center District, such as the 2011 Eastampton Town Center: Phase Two Redevelopment Plan for TCM3-C1 Overlay Zone and the 2012 Eastampton Redevelopment Plan for the TCO Overlay Zone.
(b) 
The proposed land uses and building requirements for the property depart from the mix of residential and nonresidential uses permitted in the TCO Overlay Zone for the Town Center District. They are provided in § 540-400 of this redevelopment plan.
(2) 
Density of population.
(a) 
The density permitted on the property is 22.22 dwelling units per acre, which equates to a total of eight dwelling units in the form of apartments over first floor commercial space. While the Master Plan of Eastampton lacks specific goals and objectives for population density within the Town Center, subsequent redevelopment plans prepared for the Town Center provide insight into permitted maximum residential densities. The 2011 Redevelopment Plan for Eastampton Town Center: Phase Two (the Fieldstone development known as "Eastampton Place West") permits a maximum density of 24 dwelling units per acre. The 2012 Redevelopment Plan for residential component of the Eastampton Village Center (the Fieldstone development known as "Eastampton Place") in the TCO Town Center Commercial/Office Overlay Zone for the TCD Town Center District contemplated a maximum density of 10 dwelling units per acre. Both redevelopment plans for the Fieldstone developments permitted a mix of commercial uses on the first floor of the buildings that front along Woodlane Road.
(b) 
The maximum density of approximately 22 dwelling units per acre and the mixing of commercial uses on the first floor permitted by this redevelopment plan fit into this density scheme for the Town Center.
(3) 
Improved traffic and public transportation.
(a) 
While no new traffic improvements to the surrounding roads are contemplated, sidewalks along Woodlane Road where none currently exist will be provided and the sidewalks and curbing existing along Monmouth Road will be repaired and upgraded. These improvements advance transportation and circulation facilities for pedestrians in the Town Center.
(b) 
The ingress and egress for the property will be altered to improve circulation. The full-movement driveway at Woodlane Road will be changed to a right-in only driveway so as to avoid vehicles from exiting and entering the site by crossing multiple lanes that are too close to the intersection of Woodlane and Monmouth Road. The Monmouth Road driveway will be moved farther west from the roadway intersection and maintained with full movements. A traffic signal easement at the "tip" of the property near the roadway intersection will be provided to Burlington County.
(4) 
Public utilities. The property is located within a sewer service area in the Town Center District and has public sanitary sewer and water service. The redevelopment of the property will connect into these utilities.
(5) 
Recreational and community facilities. The redevelopment plan advances Objective No. 8 in Subsection A(1)(c)[8] by contemplating the provision of a formal public space with seating and possibly a town clock that marks the important crossroad intersection of the Town Center. As previously indicated, the public space may be provided by dedicating the corresponding land in fee or by easement to Eastampton Township, the details of which would be determined.
D. 
Redevelopment Plan, Eastampton Town Center, TCAH Town Center Affordable Housing Zoning District, Block 200, Lots 7 and 7.01, Woodlane Road, Eastampton Township, Burlington County, New Jersey adopted by Ordinance No. 2024-8. The 2023 Master Plan recommended creating new zoning district TCAH Town Center Affordable Housing: To satisfy future affordable housing obligations and to expand the Town Center, Block 200, Lots 7 (current TCR District) and 7.01 (current CNS District) should be changed to a new TCAH Town Center Affordable Housing District that would permit 100% affordable housing that would be compatible with surrounding multifamily developments. Provide a separate set of recommendations for the new TCAH District (108). The 2023 Master Plan concluded the creation of a new TCAH Zoning District would help to attain the following Master Plan goals: Goal No. 3 Create a town center; Goal No. 4 Achieve a walkable and bikeable community; Goal No. 5 Pursue and maintain aesthetically pleasing, environmentally and economically sustainable development and redevelopment; and Goal No. 8 Provide safe, code-compliant housing stock for a diverse cross-section of households and household incomes. Given changing the zoning district for the property to TCAH and by doing so the aforementioned Master Plan goals would be attained, this redevelopment plan advances local objectives in the following manner:
(1) 
Relationship to definite local objectives.
(a) 
By permitting 100% affordable housing on the property, this redevelopment plan attains the goal of "provid[ing] safe, code-compliant housing stock for a diverse cross-section of households and household incomes."
(b) 
The 100% affordable buildings would be located within the Town Center, which is more densely developed with residential and nonresidential land uses and is developing into a walkable area within the municipality. This redevelopment plan would contribute toward "creat[ing] a town center" and "achiev[ing] a walkable and bikeable community" by adding, in a responsible and sustainable way, to the population within the Town Center that is currently served by infrastructure and utilities.
(c) 
Because residential buildings would be restricted to a maximum height of three stories and 48 feet, and would be set at a minimum of 25 feet from the tract boundary line, this redevelopment plan would provide for new residential buildings that are compatible with surrounding multifamily buildings located east and west of the property. These requirements of this redevelopment plan would help toward "pursu[ing] and maintain[ing] aesthetically pleasing, environmentally and economically sustainable development and redevelopment."
(2) 
Land uses and building requirements. As discussed above, this redevelopment plan would restrict building heights to three stories and 48 feet to be compatible with surrounding multifamily buildings. This redevelopment plan requires a minimum setback of 25 feet from the tract boundary line to create a sufficient buffer from adjoining multifamily developments. Furthermore, this redevelopment plan would require the "architecture of the 100% affordable housing in the TCM4 District [to] complement the architectural styles of the multifamily housing existing in the neighboring apartment, condominium and 100% affordable complexes," which is recommendation of the Master Plan.
(3) 
Density of population. The Master Plan recommends permitting a maximum density of 10 dwelling units per acre on the property, which equates to a maximum total of 112 dwelling units in the form of affordable apartments. The 2011 Redevelopment Plan for Eastampton Town Center: Phase Two (the Fieldstone development known as "Eastampton Place West") permits a maximum density of 24 dwelling units per acre. The 2012 Redevelopment Plan for residential component of the Eastampton Village Center (the Fieldstone development known as "Eastampton Place") in the TCO Town Center Commercial/Office Overlay Zone for the TCD Town Center District contemplated a maximum density of 10 dwelling units per acre. The adjoining 100% affordable housing development, known as "Eastampton Town Center," was constructed at a density of approximately four dwelling units per acre, which is on the lower end of density range within the Town Center. Notwithstanding, it is apparent that the maximum density permitted in this redevelopment plan would be compatible with the density of newer housing developments built within the Town Center.
(4) 
Improved traffic and public transportation.
(a) 
Woodlane Road is Burlington County Route (CR) 630, which has a Federal Highway Function Classification of Minor Arterial (Burlington County Highway Master Plan, https://www.dvrpc.org/webmaps/bchmp/). CR 630 is planned for "multimodal" capacity (to accommodate different types of vehicles ranging from passenger vehicles to large trucks), and sidewalks and bike lanes. The 100% affordable housing development permitted by this redevelopment plan would take advantage by utilizing CR 630.
(b) 
The county-sponsored B1 BurLINK bus service, which runs from Beverly City where it connects with the RiverLINE light rail passenger service to Pemberton Township, traverses through the Town Center District without any stops. The B3 BurLINK bus service also originates in Pemberton Township but terminates in Willingboro Township. Both BurLINK routes connect with New Jersey Transit buses in Mount Holly Township. The density of the Town Center District encourages walking and bicycling and suitable for future public bus service should it be provided. The County should be encouraged to have a BurLINK stop in the Town Center.
(c) 
This redevelopment plan requires road and sidewalk extensions from existing 100% affordable development "Eastampton Town Center" to the subject property to improve pedestrian, bicycle and vehicular circulation.
(5) 
Public utilities. The property is located within a sewer service area in the Town Center District and has public sanitary sewer and water service. The redevelopment of the property will connect into these utilities. Furthermore, this redevelopment plan recommends extending sanitary sewer and public water service from adjoining the Eastampton Town Center development to the property to make efficient use of these existing utilities.
(6) 
Recreational and community facilities. This redevelopment plan requires small-scale on-site recreational amenities for the new 100% affordable housing and contemplates cross-usage of recreational amenities whereby the residents of the new development and existing residents of the adjoining Eastampton Town Center would be able to use the recreational amenities on the property and the community center building existing on the Eastampton Town Center.
The LRHL, at N.J.S.A. 40A:12A-7a(2), requires the redevelopment plan to indicate:
Proposed land uses and building requirements in the project area.
The redevelopment plan authorizes the Land Use Board to grant bulk variances and design exceptions for the development and/or redevelopment of property in the redevelopment area, and prohibits the Board from granting use variances for the use, development and/or redevelopment of property in the redevelopment area. The following proposed land uses and building requirements shall apply to the redevelopment area and shall supersede any conflicting regulations set forth in Chapter 540, Zoning:
A. 
TCC Town Center Civic District.
(1) 
Permitted principal uses.
(a) 
Public active and passive recreational open space.
(b) 
Public conservation areas.
(c) 
Farms and agricultural uses in support of "agriculture" as defined in § 540-6, provided no storage of manure or other odor- or dust-producing substances shall be permitted within 100 feet of any adjoining residential property line.
(2) 
Accessory uses.
(a) 
Any accessory use customarily incidental to public active and passive recreational open space.
(b) 
Any accessory use customarily incidental to public conservation areas.
(c) 
Uses accessory to farms according to the provisions set forth in § 540-11F.
(d) 
Signs according to the provisions set forth in §§ 540-53 through 540-58.
(e) 
Fences and walls according to the provisions set forth in §§ 540-59 and 540-60.
(f) 
Off-street parking facilities according to the provisions set forth in §§ 540-61 through 540-62.1.
(g) 
Trash and recycling enclosures.
(h) 
Permanent electric power generators and ground-mounted solar energy systems.
(i) 
Maintenance buildings.
(3) 
Bulk, area and yard requirements for the TCC District shall comply with Schedule A,[1] Schedule of District Regulations, Chapter 540, Attachment 1.
[1]
Editor's Note: Schedule A is included as an attachment to this chapter.
B. 
TCM1 Town Center Mixed Use 1 District.
(1) 
Permitted principal uses.
(a) 
Municipal complex including, but not limited to, municipal offices, Police Department, firehouse, and public works.
(b) 
Municipal parks, public passive and active open space, and public conservation areas.
(2) 
Accessory uses.
(a) 
Any accessory use customarily incidental to a municipal complex.
(b) 
Any accessory use customarily incidental to public active and passive recreational open space.
(c) 
Any accessory use customarily incidental to public conservation areas.
(d) 
Signs according to the provisions set forth in §§ 540-53 through 540-58.
(e) 
Trash and recycling enclosures.
(f) 
Permanent electric power generators and ground-mounted solar energy systems.
(g) 
Maintenance buildings.
(3) 
Bulk, area and yard requirements for the TCM1 District shall comply with Schedule A,[2] Schedule of District Regulations, Chapter 540, Attachment 1.
[2]
Editor's Note: Schedule A is included as an attachment to this chapter.
C. 
TCM2 Town Center Mixed Use 2 District.
(1) 
Permitted principal uses.
(a) 
Detached single-family, townhouse and multifamily residential uses developed at a maximum density of 5.5 units per acre on a tract having at least 10 acres for Block 600, Lots 5.02, 5.03, 6, and 6.01, and Blocks 600.01, 600.02, 600.03, and 600.04. The following share of total residential units shall be required.
Type of Residential Use
Maximum Share of Total Residential Units
Detached single-family dwellings
12.5%
Townhouses
87.5%
Multifamily
65.0%
(b) 
Mixed nonresidential and residential uses for Block 600.01, Lot 1.
[1] 
Minimum 10,000 square feet gross floor area of nonresidential uses on first floor:
[a] 
Restaurants and eating and drinking establishments, excluding drive-throughs. Outdoor dining areas are permitted provided it is reviewed and approved by the Joint Land Use Planning Board.
[b] 
Offices for professional uses such as engineers, surveyors, architects, lawyers, planners, and landscape architects, and service uses such as travel agencies, real estate brokers, insurance brokers, financial and investment companies, excluding check-cashing businesses, and similarly related professional uses.
[c] 
Photography studios, and art and music conservatories and studios for instruction.
[d] 
Reproduction, printing, lithography, publishing establishments and related uses.
[e] 
Retail sales of non-durable goods such as food and beverage goods, clothing and clothing accessories, sporting goods, hobby goods, books and music items, and general merchandise and miscellaneous goods that are considered non-durable.
[f] 
Personal service establishments such as barbers, hairdressers and beauty shops; tanning salons, tattoo and body piercing studios; dry-cleaning establishments; tailor shops; exercise/fitness centers, personal trainers and related businesses; and similar types of personal services.
[g] 
Childcare center.
[2] 
Maximum eight residential units on second floor.
(2) 
Accessory uses.
(a) 
Any accessory use customarily incidental to permitted residential uses, excluding sheds.
(b) 
Any accessory use customarily incidental to mixed nonresidential and residential uses, excluding sheds.
(c) 
Detached garages for detached single-family dwellings and townhouses.
(d) 
Signs according to the provisions set forth in §§ 540-53 through 540-58.
(e) 
Fences and walls according to the provisions set forth in §§ 540-59 and 540-60.
(f) 
Off-street parking facilities according to the provisions set forth in §§ 540-61 through 540-62.1. Off-street parking spaces for mixed nonresidential and residential uses are prohibited in the front yard.
(g) 
Off-street loading spaces, ramps and structures according to the provisions set forth in § 540-63. Off-street loading spaces, ramps and structures for mixed nonresidential and residential uses are prohibited in the front yard.
(h) 
Private garages incidental to the business conducted thereon the property within the TCM2 District.
(i) 
Trash and recycling enclosures.
(j) 
Permanent electric power generators.
(k) 
Maintenance buildings.
(3) 
Conditional uses.
(a) 
Home occupations pursuant to § 540-52.
(4) 
Bulk, area and yard requirements for the TCM2 District.
(a) 
Residential uses for Block 600, Lots 5.02, 5.03, 6, and 6.01, and Blocks 600.01, 600.02, 600.03, and 600.04.
[1] 
Principal building bulk, area and yard requirements.
Principal Building Requirement
Residential Use
Det. Single-Fam.
Townhouse
Multifamily
Min. lot area
4,500 sq.ft.
2,000 sq.ft./unit
30,000 sq.ft.
Min. lot width
45 feet
20 feet
100 feet
Min. lot depth
100 feet
100 feet
150 feet
Min. front yard setback
15 feet
5 feet
10 feet
Max. front yard setback
25 feet
15 feet
N/A
Min. side yard setback, one
5 feet
5 feet for end unit
10 feet
Min. side yard setback, both
12 feet
N/A
N/A
Max. side yard setback
N/A
12 feet for end unit
N/A
Min. rear yard setback
35 feet
35 feet
50 feet
Min. distance between buildings
N/A
N/A
12 feet
Max. building height
35 feet, 2 1/2 stories
35 feet, 2 1/2 stories
48 feet, 3 stories
Max. building coverage
45%
N/A
N/A
Max. building length
N/A
8 units, 200 feet
N/A
Min. pervious coverage
30%
30%
30%
[2] 
Permitted encroachments from principal buildings.
[a] 
Architectural features such as porches, platforms, steps or landing places that do not extend above the first-floor level and have no wall more than 30 inches in height may project into a required front or rear yard setback a distance of no more than four feet.
[b] 
Architectural features such as chimneys, bay windows, cornices and eaves may project no more than three feet into a required front, side or rear yard setback.
[3] 
Detached garage for detached single-family dwellings and townhouses bulk and setback requirements.
Garage Requirements
Required/Permitted
Minimum front yard setback from property line
18 feet
Minimum side yard setback
3 feet
0 feet when garage shares a driveway and has a common wall along the property line
Minimum rear yard setback
18 feet when garage has driveway access from a lane or alley
5 feet when garage lacks driveway access from a lane or alley
Minimum distance between garage and dwelling unit
10 feet
(b) 
Mixed nonresidential and residential uses for Block 600.01, Lot 1.
Principal Building Requirement
Required/Permitted
Minimum lot area
1.5 acres
Minimum lot frontage
250 feet along Woodlane Road
280 feet along Smithville Road
Minimum lot depth
300 feet from Woodlane Road
150 feet from Smithville Road
Minimum front yard setback
10 feet along Woodlane Road
15 feet from Smithville Road
Maximum front yard setback
20 feet from Woodlane Road
35 feet from Smithville Road
Minimum side yard setback
20 feet facing Woodlane Road
Minimum rear yard setback
50 feet facing Woodlane Road, from Common Space Stormwater Basin Easement on Block 600.01, Lot 1
Minimum gross floor area of nonresidential space on first floor
10,000 square feet
Maximum number of residential units restricted to second floor
8
Maximum building height
35 feet, 2 stories
Maximum building coverage
15%
Maximum impervious coverage
60%
[1] 
Permitted encroachments from principal buildings.
[a] 
Architectural features such as porches, platforms, steps or landing places that do not extend above the first-floor level and have no wall more than 30 inches in height may project into a required front or rear yard setback a distance of no more than four feet.
[b] 
Architectural features such as chimneys, bay windows, cornices and eaves may project no more than three feet into a required front, side or rear yard setback.
[2] 
Second floor residential units shall have a separate entrance on the first floor that is not shared with commercial uses on the first floor.
[3] 
Up to 10% of the total required on-site parking for the residential and nonresidential uses shall be permitted to be, in combination, shared and on-street on the condition that a parking analysis prepared by a licensed traffic engineer is submitted with the development application and the Joint Land Use Board finds the analysis demonstrates the shared and on-street parking can safely and reasonably satisfy the required parking.
[4] 
Required usable outdoor open space: At least 5% of the gross floor area of a building shall be improved as usable outdoor open space for sitting, gathering and passive recreational purposes. In no case shall the usable outdoor open space be less than 150 square feet.
(c) 
Accessory use bulk and yard requirements'
Accessory Use Requirement
Required/Permitted
Minimum front yard setback
Prohibited in front yard
Minimum side yard setback
5 feet
Minimum rear yard setback
5 feet
Maximum height
15 feet
D. 
TCM3-C1 Town Center Mixed Use 3 - Commercial 1 District.
(1) 
Permitted principal uses for Block 300, Lots 15 and 17.
(a) 
Nonresidential uses, standalone.
[1] 
Restaurants and eating and drinking establishments, excluding drive-throughs. Outdoor dining areas are permitted provided it is reviewed and approved by the Joint Land Use Planning Board.
[2] 
Personal service establishments such as barbers, hairdressers and beauty shops; tanning salons, tattoo and body piercing studios; dry-cleaning establishments; laundromats; tailor shops; exercise/fitness centers, personal trainers and related businesses; and similar types of personal services.
[3] 
Photography studios, and art and music conservatories and studios for instruction.
[4] 
Reproduction, printing, lithography, publishing establishments and related uses.
[5] 
Retail sales of non-durable goods such as food and beverage goods, clothing and clothing accessories, sporting goods, hobby goods, books and music items, and general merchandise and miscellaneous goods that are considered non-durable.
[6] 
Offices for professional uses such as engineers, surveyors, architects, lawyers, planners, and landscape architects, and service uses such as travel agencies, real estate brokers, insurance brokers, financial and investment companies, excluding check-cashing businesses, banks including automated teller machines and excluding drive-throughs, and similarly related professional uses.
[7] 
Product service establishments having their primary function as servicing or repairing a product including, but not limited to, shoes and leather goods, audio and visual equipment, computer and electronic equipment, small appliances, jewelry and watches, and similar small items. Shops for the repair and maintenance of motor vehicles, including body shops, shall be prohibited.
[8] 
Day care centers for children or elderly.
(b) 
Mixed nonresidential and residential uses.
[1] 
Mixed-use development consisting of mixed nonresidential and residential buildings, and standalone nonresidential and residential buildings on Block 300, Lot 15.
[a] 
Minimum total nonresidential gross floor area shall be 12,500 square feet. The permitted nonresidential uses include those set forth in § 540-44D(1)(a).
[b] 
Maximum residential density shall be 10 units per acre.
[c] 
Minimum affordable housing set-aside shall be 20% of the total residential units.
[d] 
Mixed nonresidential and residential buildings, and nonresidential buildings shall be required to front along Woodlane Road. Standalone nonresidential buildings may front along Woodlane Road.
[e] 
Standalone multifamily residential buildings shall be located within the center and rear portions of the lot and shall be prohibited from fronting along Woodlane and Monmouth Roads.
(2) 
Accessory uses.
(a) 
Any accessory use customarily incidental to permitted standalone non- residential uses, excluding sheds.
(b) 
Any accessory use customarily incidental to permitted mixed nonresidential and residential uses, excluding sheds.
(c) 
Any accessory use customarily incidental to permitted standalone multifamily residential uses, excluding sheds.
(d) 
Signs according to the provisions set forth in §§ 540-53 through 540-58.
(e) 
Fences and walls according to the provisions set forth in §§ 540-59 and 540-60.
(f) 
Off-street parking facilities according to the provisions set forth in §§ 540-61 through 540-62.1. Off-street parking facilities are prohibited in the front yard.
(g) 
Off-street loading spaces, ramps and structures according to the provisions set forth in § 540-63. Off-street loading spaces, ramps and structures are prohibited in the front yard.
(h) 
Private garages incidental to the business conducted thereon the property within the TCM3-C1 District.
(i) 
Trash and recycling enclosures.
(j) 
Permanent electric power generators.
(k) 
Maintenance buildings.
(3) 
Conditional uses.
(a) 
Home occupations pursuant to § 540-52.
(b) 
Class 5 cannabis retailer, which shall be restricted to being a microbusiness, shall comply with the following requirements:
[1] 
The cannabis retail establishment shall be restricted to the ground floor of a commercial building or a mixed-use building.
[2] 
The gross floor area of the cannabis retail establishment shall not exceed 2,500 square feet.
[3] 
Signage identifying the cannabis retail establishment shall be restricted in the following manner:
[a] 
Signage shall be limited to a facade sign that shall not exceed 5% of the area of the facade of the building on which the sign is attached or 50 square feet, whichever is less.
[b] 
Window and temporary signs shall be prohibited.
[c] 
Door signs shall be limited to the name of the business, street address, and days and hours of operation.
[d] 
Exterior and interior signage shall be prohibited from containing text and/or images that promote excessive consumption of legal cannabis products.
[e] 
Signage shall comply with §§ 540-53 through 540-58.
[4] 
A Class 5 cannabis retailer shall not be located within a distance of 1,000 feet from the boundaries of the property on which the retail operation is located to the boundaries of the property on which the following land uses are located: a public or private school, including elementary, vocational, or secondary schools, colleges, and universities; a state-licensed childcare center; a house of worship; and a state-licensed addiction recovery facility.
[5] 
A Class 5 cannabis retailer shall not be located within a distance of 500 feet from the boundaries of the property on which the retail operation is located to the boundaries of the property on which another Class 5 cannabis retailer is located.
[6] 
The days and hours of operation for Class 5 cannabis retailer shall be: Monday to Saturday, 9:00 a.m. to 9:00 p.m.; and Sunday, 9:00 a.m. to 5:00 p.m.
[7] 
The cannabis retail establishment shall be duly licensed as a Class 5 cannabis retailer by the State of New Jersey with its license maintained in good standing.
[8] 
On-site sales of alcohol or tobacco products are prohibited.
[9] 
On-site consumption of food, alcohol, tobacco, or cannabis products by patrons is prohibited.
[10] 
Security requirements for Class 5 cannabis retailers:
[a] 
All licensed retail establishments shall be equipped with security cameras covering all exterior parking and loading areas, all points of entry into the facilities, and interior spaces that are open to the public and that are used to store cannabis products.
[i] 
Security cameras shall be installed to monitor and record all areas of the premises, except in restrooms, and where persons may gain or attempt to gain access to cannabis products or cash maintained by the cannabis retailer. Cameras shall record operations of the business and all potential areas of ingress and egress to the facility with sufficient detail to identify facial features and clothing. Recordings from security cameras shall be maintained for a minimum of 40 days in a secure off-site location or through a service over a network that provides on-demand access, commonly referred to as a "cloud." The off-site location shall be submitted to the Eastampton Township Police Department and shall be updated within 48 hours of any change of such location.
[b] 
All licensed retail establishments shall provide the Eastampton Township Police Department with access to recorded security footage immediately upon request by the Department.
[c] 
All licensed retail establishments shall have at least one officer of the Eastampton Township Police Department stationed at each facility during operation and when the facility is open to the public. The expense of providing the police officer shall be paid by the cannabis establishment.
[d] 
All licensed retail establishments shall provide a dimensioned floor plan, clearly labeled, showing: the layout of the structure and floor plan in which the retail operation is to be located; the principal uses of the floor area depicted on the floor plan, including, but not limited to, public areas, retail areas, storage areas and restricted areas where cannabis products will be located; all points of entry into the facility; and the locations of all security cameras that will be positioned within the facility.
[e] 
All licensed retail establishments shall provide a plan for exterior lighting for security purposes.
[f] 
All licensed retail establishments shall install and use a safe for storage of any cannabis products and cash on the premises when the business is closed to the public. The safe shall be incorporated into the building structure or securely attached thereto as approved by the Eastampton Township Police Department and Construction Official.
[g] 
All licensed retail establishments shall install and use an alarm system that is monitored by a company that is staffed 24 hours a day, seven days a week. The name, location and contact information of the company monitoring the alarm shall be provided to the Eastampton Police Department and shall be updated within 48 hours of any change of monitoring company. If the alarm system includes a panic alarm, an operable dedicated phone for Eastampton Police Department to respond to the alarm shall be and remain on the premises at all times.
(4) 
Bulk, area and yard requirements for the TCM3-C1 District.
(a) 
Principal building bulk, area and yard requirements.
Principal Building Requirement
Nonresidential Uses, Standalone
Mixed Nonresidential and Residential Uses
Mixed Nonres. and Res. Buildings
Nonres., Standalone
Res. Multifamily Standalone
Min. lot area
15,000 sq.ft.
5 acres
Min. lot width
100 feet
400 feet
Min. lot frontage
100 feet
400 feet along Woodlane Road 130 feet along Monmouth Road
Min. front yard setback
0 feet
0 feet
0 feet
150 feet
Max. front yard setback
20 feet
20 feet
20 feet
N/A
Min. side yard setback, one
10 feet
10 feet
10 feet
25 feet
Min. side yard setback, both
20 feet
20 feet
20 feet
50 feet
Min. rear yard setback
30 feet
30 feet
30 feet
20 feet
Min. distance between buildings
20 feet
20 feet
20 feet
25 feet
Max. building length
N/A
200 feet
200 feet
200 feet
Max. building height
45 feet, 3 stories
52 feet, 4 stories
45 feet, 3 stories
45 feet, 3 stories
Max. building coverage
35%
35%
Max. impervious coverage
75%
75%
[1] 
Permitted encroachments from principal buildings.
[a] 
Architectural features such as porches, platforms, steps or landing places that do not extend above the first-floor level and have no wall more than 30 inches in height may project into a required front or rear yard setback a distance of no more than four feet.
[b] 
Architectural features such as chimneys, bay windows, cornices and eaves may project no more than three feet into a required front, side or rear yard setback.
[2] 
Upper floor residential units shall have a separate entrance on the first floor that is not shared with commercial uses on the first floor.
[3] 
Required usable outdoor open space: At least 5% of the gross floor area of a building shall be improved as usable outdoor open space for sitting, gathering and passive recreational purposes. In no case shall the usable outdoor open space be less than 150 square feet.
(b) 
Accessory use bulk and yard requirements.
Accessory Use Requirement
Required/Permitted
Minimum front yard setback
Prohibited in front yard
Minimum side yard setback
5 feet
Minimum rear yard setback
5 feet
Maximum height
15 feet
(5) 
Design standards.
(a) 
An existing shared access easement extends from Woodlane Road to Block 300, Lot 14 (in TCM3-C2 District) and Block 300, Lot 15 (in TCM3-C1 District). For the redevelopment of Lot 14 in Block 300 access to this lot from Woodlane Road shall be gained exclusively by this access easement. For the redevelopment of Lot 15 in Block 300 access to this lot from eastbound Woodlane Road shall be gained exclusively from this access easement; access to this lot from westbound Woodlane Road shall be permitted from the access easement; a right-in/right-out driveway along Woodlane Road closer to its intersection with Monmouth Road may be provided subject to the approval of Burlington County; and the existing wide driveway that serves the used automobile dealership shall be closed and replaced with curb and sidewalk. Egress from Lots 14 and 15 in Block 300 to Woodlane Road shall be provided from the access easement; full movement egress movements from this access easement are desired - notwithstanding, the egress movements shall be subject to the approval of Burlington County.
(b) 
Ingress to Block 300, Lot 15 from Monmouth Road may be provided subject to the approval of Burlington County. Egress from this lot to Monmouth Road shall be prohibited.
(c) 
Additional design standards are set forth in § 540-44Q.
E. 
TCM3-C2 Town Center Mixed Use 3 - Commercial 2 District.
(1) 
Permitted principal uses.
(a) 
Restaurants and eating and drinking establishments, including drive-throughs. Outdoor dining areas are permitted provided it is reviewed and approved by the Joint Land Use Planning Board.
(b) 
Offices for professional uses such as engineers, surveyors, architects, lawyers, planners, and landscape architects, and service uses such as travel agencies, real estate brokers, insurance brokers, financial and investment companies, excluding check-cashing businesses, and similarly related professional uses.
(c) 
Photography studios, and art and music conservatories and studios for instruction.
(d) 
Reproduction, printing, lithography, publishing establishments and related uses.
(e) 
Retail sales of non-durable goods such as food and beverage goods, clothing and clothing accessories, sporting goods, hobby goods, books and music items, and general merchandise and miscellaneous goods that are considered non-durable.
(f) 
Personal service establishments such as barbers, hairdressers and beauty shops; tanning salons, tattoo and body piercing studios; dry-cleaning establishments; tailor shops; exercise/fitness centers, personal trainers and related businesses; and similar types of personal services.
(g) 
Childcare centers.
(2) 
Accessory uses.
(a) 
Any accessory use customarily incidental to permitted nonresidential uses, excluding sheds.
(b) 
Signs according to the provisions set forth in §§ 540-53 through 540-58.
(c) 
Fences and walls according to the provisions set forth in §§ 540-59 and 540-60.
(d) 
Off-street parking facilities according to the provisions set forth in §§ 540-61 through 540-62.1. Off-street parking facilities are prohibited in the front yard.
(e) 
Off-street loading spaces, ramps and structures according to the provisions set forth in § 540-63. Off-street loading spaces, ramps and structures are prohibited in the front yard.
(f) 
Trash and recycling enclosures.
(g) 
Permanent electric power generators.
(h) 
Maintenance buildings.
(3) 
Bulk, area and yard requirements for the TCM3-C2 District shall comply with Schedule A,[3] Schedule of District Regulations, Chapter 540, Attachment 1.
(a) 
Permitted encroachments from principal buildings.
[1] 
Architectural features such as porches, platforms, steps or landing places that do not extend above the first-floor level and have no wall more than 30 inches in height may project into a required front or rear yard setback a distance of no more than four feet.
[2] 
Architectural features such as chimneys, bay windows, cornices and eaves may project no more than three feet into a required front, side or rear yard setback.
(b) 
Maximum building length shall be 100 feet.
(c) 
Required usable outdoor open space: At least 5% of the gross floor area of a building shall be improved as usable outdoor open space for sitting, gathering and passive recreational purposes. In no case shall the usable outdoor open space be less than 150 square feet.
[3]
Editor's Note: Schedule A is included as an attachment to this chapter.
(4) 
Design standards.
(a) 
An existing shared access easement extends from Woodlane Road to Block 300, Lot 14 (in TCM3-C2 District) and Block 300, Lot 15 (in TCM3-C1 District). For the redevelopment of Lot 14 in Block 300 access to this lot from Woodlane Road shall be gained exclusively by this access easement. For the redevelopment of Lot 15 in Block 300 access to this lot from eastbound Woodlane Road shall be gained exclusively from this access easement; access to this lot from westbound Woodlane Road shall be permitted from the access easement; a right-in/right-out driveway along Woodlane Road closer to its intersection with Monmouth Road may be provided subject to the approval of Burlington County; and the existing wide driveway that serves the used automobile dealership shall be closed and replaced with curb and sidewalk. Egress from Lots 14 and 15 in Block 300 to Woodlane Road shall be provided from the access easement; full movement egress movements from this access easement are desired - notwithstanding, the egress movements shall be subject to the approval of Burlington County.
(b) 
Additional design standards are set forth in § 540-44Q.
F. 
TCM3-RH Town Center Mixed Use 3 - Residential High Density District.
(1) 
Permitted principal uses.
(a) 
Multifamily dwellings for the entire tract.
[1] 
Maximum density: 24 dwelling units per acre, with a maximum of 240 dwelling units per redevelopment project.
[2] 
Maximum number of dwelling units per structure: 30.
[3] 
Maximum building length: 285 feet; however, no horizontal plane of a building may extend more than 100 feet without a right-angled setback of at least four feet.
[4] 
Minimum building separation: 20 feet, with deciduous and evergreen landscaping interspersed between residential buildings.
[5] 
Dwelling units and locations: Each dwelling shall contain complete kitchen, bathroom and bedroom facilities. No dwelling units shall be occupied below the first story of a building, nor located within 25 feet of a recreational facility or maintenance facility.
[6] 
Open space landscaping and recreational areas: Open space adjacent to, around or between building not surfaced as walkways, driveways, parking areas, utility areas or other required improvements shall be landscaped with grass, or other appropriate groundcovers, and with a combination of native shade tree and ornamental tree and shrub species. Tree and shrub plantings shall include both deciduous and evergreen species. A minimum of 10% of the total tract area shall be designated for common active or passive recreational purposes, such as with clubhouses, pools, courts, gardens, etc.
[7] 
Standalone multifamily buildings shall be located within the internal portions of the tract.
(b) 
Mixed nonresidential and residential uses.
[1] 
Mixed nonresidential and residential uses shall be required along the frontage of Woodlane Road.
[2] 
Nonresidential uses, of which there shall be at least 5,000 square feet of gross floor area, shall be required on the first floor of the mixed-use buildings facing Woodlane Road. Permitted nonresidential uses include:
[a] 
Restaurants and eating and drinking establishments, excluding drive-throughs. Outdoor dining areas are permitted provided it is reviewed and approved by the Joint Land Use Planning Board.
[b] 
Personal service establishments such as barbers, hairdressers and beauty shops; tanning salons, tattoo and body piercing studios; dry-cleaning establishments; laundromats; tailor shops; exercise/fitness centers, personal trainers and related businesses; and similar types of personal services.
[c] 
Photography studios, and art and music conservatories and studios for instruction.
[d] 
Reproduction, printing, lithography, publishing establishments and related uses.
[e] 
Retail sales of non-durable goods such as food and beverage goods, clothing and clothing accessories, sporting goods, hobby goods, books and music items, and general merchandise and miscellaneous goods that are considered non-durable.
[f] 
Offices for professional uses such as engineers, surveyors, architects, lawyers, planners, and landscape architects, and service uses such as travel agencies, real estate brokers, insurance brokers, financial and investment companies, excluding check-cashing businesses, banks including automated teller machines and excluding drive-throughs, and similarly related professional uses.
[g] 
Product service establishments having their primary function as servicing or repairing a product including, but not limited to, shoes and leather goods, audio and visual equipment, computer and electronic equipment, small appliances, jewelry and watches, and similar small items. Shops for the repair and maintenance of motor vehicles, including body shops, shall be prohibited.
[h] 
Childcare centers.
[3] 
Multifamily residential dwellings shall be required to be located on the upper floors of the mixed-use buildings and may be permitted on the first floor facing Woodlane Road. Garages for residential uses may be permitted on the first floor of mixed-use buildings facing the interior of the site. Entrances to residential uses may be located along Woodlane Road provided they are physically separated from nonresidential uses.
[4] 
The provisions set forth in § 540-44F(1)(a)[1] to [6] shall apply to mixed nonresidential and residential uses.
(c) 
Public and semipublic uses.
[1] 
Public, private and parochial schools for academic instruction.
[2] 
Post offices and library facilities.
[3] 
Cultural facilities, such as museums, auditoriums and conservatories.
[4] 
Public and semi-public uses, including parks and playgrounds, conservation areas, and structures and facilities constructed as part of this principal use.
(2) 
Accessory uses.
(a) 
Any accessory use customarily incidental to permitted residential uses, excluding sheds.
(b) 
Any accessory use customarily incidental to permitted mixed nonresidential and residential uses, excluding sheds.
(c) 
Signs according to the provisions set forth in §§ 540-53 through 540-58.
(d) 
Fences and walls according to the provisions set forth in §§ 540-59 and 540-60.
(e) 
Off-street parking facilities according to the provisions set forth in §§ 540-61 through 540-62.1. Off-street parking facilities are prohibited in the front yard.
(f) 
Off-street loading spaces, ramps and structures according to the provisions set forth in § 540-63. Off-street loading spaces, ramps and structures are prohibited in the front yard.
(g) 
Trash and recycling enclosures.
(h) 
Permanent electric power generators.
(i) 
Maintenance buildings.
(3) 
Conditional uses.
(a) 
Home occupations pursuant to § 540-52.
(4) 
Bulk, area and yard requirements for the TCM3-RH District.
(a) 
Principal building bulk, area and yard requirements.
Principal Building Requirement
Required/Permitted
Minimum lot area
10 acres
Minimum lot frontage
900 feet
Minimum lot depth
400 feet
Minimum front yard setback
10 feet
Maximum front yard setback
20 feet
Minimum side yard setback
10 feet
Minimum rear yard setback
10 feet
Minimum gross floor area of nonresidential space on first floor
5,000 square feet
Maximum building height
50 feet, 4 stories
Maximum building coverage
35%
Maximum impervious coverage
75%
[1] 
Permitted encroachments from principal buildings.
[a] 
Architectural features such as porches, platforms, steps or landing places that do not extend above the first-floor level and have no wall more than 30 inches in height may project into a required front or rear yard setback a distance of no more than four feet.
[b] 
Architectural features such as chimneys, bay windows, cornices and eaves may project no more than three feet into a required front, side or rear yard setback.
[2] 
Upper floor residential units shall have a separate entrance on the first floor that is not shared with commercial uses on the first floor.
[3] 
Required usable outdoor open space: At least 5% of the gross floor area of a building shall be improved as usable outdoor open space for sitting, gathering and passive recreational purposes. In no case shall the usable outdoor open space be less than 150 square feet.
(b) 
Accessory use bulk and yard requirements.
Accessory Use Requirement
Required/Permitted
Minimum Front Yard Setback
Prohibited in Front Yard
Minimum Side Yard Setback
5 feet
Minimum Rear Yard Setback
5 feet
Maximum Height
15 feet
(5) 
Design standards.
(a) 
On-street parking may apply toward required parking for nonresidential uses. To apply on-street parking toward required nonresidential parking a parking analysis that demonstrates the on-street parking contributes toward required parking shall be submitted as part of the development application and shall be approved by the Joint Land Use Board.
(b) 
On-site parking shall be prohibited in the front yard. On-site parking provided in a side yard shall be screened with a brick wall, which complements the facade of buildings, constructed to a minimum height of 3 1/2 feet and a maximum of five feet. The brick wall shall be located within five feet from the interior side of a sidewalk fronting along a public road.
(c) 
Additional design standards are set forth in § 540-44Q.
G. 
TCM4 Town Center Mixed Use Commercial 4 District.
(1) 
Permitted principal uses.
(a) 
Nonresidential uses, standalone.
[1] 
Eating and drinking establishments for sit-down or take-away services, excluding drive-through service.
[2] 
Personal service establishments, such as: barbers, hairdressers and beauty shops; tanning salons, tattoo and body piercing studios; dry-cleaning establishments; tailor shops; exercise/fitness centers, personal trainers and related businesses; and similar types of personal services.
[3] 
Retail sales of item, such as: fresh and packaged food items; clothing, accessories, jewelry and related items; hardware and related items; prescription and non-prescription pharmaceuticals, health care products and relate items; liquor stores; sundry and convenience items; electronics, furniture and other household goods; and similar goods.
[4] 
Financial institutions and investment services, excluding check-cashing businesses.
[5] 
Business service establishments, such as: mail centers; document reproduction; administrative services; and similar business services.
[6] 
Business offices, such as: insurance agencies; travel agencies; realtors; tax preparation; and similar business office uses.
[7] 
Medical offices for state-licensed and/or certified health care professionals.
[8] 
Professional offices, such as: engineers; architects; landscape architects; lawyers; and similar professions.
[9] 
Childcare centers.
(b) 
Mixed nonresidential and residential uses.
[1] 
Nonresidential uses, which are permitted for standalone nonresidential uses indicated in § 540-44G(1)(a), shall be located on the first floor.
[2] 
Multifamily dwellings shall be restricted to the upper floor and shall be permitted at a maximum density of six dwelling units per acre. On the first floor, entrances to the multifamily dwellings shall be physically separated from and not shared with nonresidential uses.
(2) 
Accessory uses.
(a) 
Any accessory use customarily incidental to permitted standalone nonresidential uses.
(b) 
Any accessory use customarily incidental to permitted mixed residential and nonresidential uses, excluding sheds.
(c) 
Signs according to the provisions set forth in §§ 540-53 through 540-58.
(d) 
Fences and walls according to the provisions set forth in §§ 540-55 and 540-56.
(e) 
Off-street parking facilities according to the provisions set forth in §§ 540-61 through 540-62.1. Off-street parking facilities are prohibited in the front yard.
(f) 
Off-street loading spaces, ramps and structures according to the provisions set forth in § 540-63. Off-street loading spaces, ramps and structures are prohibited in the front yard.
(g) 
Trash and recycling enclosures.
(h) 
Permanent electric power generators.
(i) 
Maintenance buildings.
(3) 
Conditional uses.
(a) 
Home occupations pursuant to § 540-52.
(4) 
Bulk, area and yard requirements for the TCM4 District.
(a) 
Principal building bulk, area and yard requirements for standalone nonresidential uses.
Principal Building Requirement
Required/Permitted
Minimum lot area
30,000 square feet
Minimum lot frontage
150 feet
Minimum lot width
150 feet
Minimum lot depth
200 feet
Minimum front yard setback
10 feet
Maximum front yard setback
20 feet
Minimum side yard setback
20 feet
Minimum rear yard setback
30 feet
Maximum building height
35 feet, 2 stories
Maximum building coverage
35%
Maximum impervious coverage
75%
(b) 
Principal building bulk, area and yard requirements for mixed nonresidential and residential uses.
Principal Building Requirement
Required/Permitted
Minimum lot area
1 acre
Minimum lot frontage
175 feet
Minimum lot width
175 feet
Minimum lot depth
200 feet
Minimum front yard setback
10 feet
Maximum front yard setback
20 feet
Minimum side yard setback
20 feet
Minimum rear yard setback
30 feet
Minimum gross floor area of nonresidential space on first floor
7,500 square feet
Maximum building height
35 feet, 2 stories
Maximum building coverage
35%
Maximum impervious coverage
75%
[1] 
Permitted encroachments from principal buildings.
[a] 
Architectural features such as porches, platforms, steps or landing places that do not extend above the first-floor level and have no wall more than 30 inches in height may project into a required front or rear yard setback a distance of no more than four feet.
[b] 
Architectural features such as chimneys, bay windows, cornices and eaves may project no more than three feet into a required front, side or rear yard setback.
[2] 
Upper floor residential units shall have a separate entrance on the first floor that is not shared with commercial uses on the first floor.
[3] 
Required usable outdoor open space. At least 5% of the gross floor area of a building shall be improved as usable outdoor open space for sitting, gathering and passive recreational purposes. In no case shall the usable outdoor open space be less than 150 square feet.
(c) 
Accessory use bulk and yard requirements.
Accessory Use Requirement
Required/Permitted
Minimum front yard setback
Prohibited in front yard
Minimum side yard setback
5 feet
Minimum rear yard setback
5 feet
Maximum height
156 feet
(5) 
Design standards.
(a) 
On-site parking shall be prohibited in the front yard. On-site parking provided in a side yard shall be screened with a brick wall, which complements the facade of buildings, constructed to a minimum height of 3 1/2 feet and a maximum of five feet. The brick wall shall be located within five feet from the interior side of a sidewalk fronting along a public road.
(b) 
Additional design standards are set forth in § 540-44Q.
(c) 
A minimum landscape buffer along side and rear yards shall be 10 feet.
(d) 
Sidewalks shall be provided along Woodlane Road.
H. 
TCM5 Town Center Mixed Use Commercial 5 District.
(1) 
Permitted principal uses.
(a) 
Nonresidential uses, standalone.
[1] 
Eating and drinking establishments for sit-down or take-away services, excluding drive-through service.
[2] 
Personal service establishments, such as: barbers, hairdressers and beauty shops; tanning salons, tattoo and body piercing studios; dry- cleaning establishments; tailor shops; exercise/fitness centers, personal trainers and related businesses; and similar types of personal services.
[3] 
Retail sales of item, such as: fresh and packaged food items; clothing, accessories, jewelry and related items; hardware and related items; prescription and non-prescription pharmaceuticals, health care products and relate items; liquor stores; sundry and convenience items; electronics, furniture and other household goods; and similar goods.
[4] 
Financial institutions and investment services, excluding check-cashing businesses.
[5] 
Business service establishments, such as: mail centers; document reproduction; administrative services; and similar business services.
[6] 
Business offices, such as: insurance agencies; travel agencies; realtors; tax preparation; and similar business office uses.
[7] 
Medical offices for state-licensed and/or certified health care professionals.
[8] 
Professional offices, such as: engineers; architects; landscape architects; lawyers; and similar professions.
[9] 
Childcare centers.
(b) 
Mixed nonresidential and residential uses.
[1] 
Nonresidential uses, which are permitted for standalone nonresidential uses indicated in § 540-44H(1)(a), shall be located on the first floor. The minimum gross floor area of nonresidential uses shall be 10% of the lot area.
[2] 
Multifamily dwellings shall be restricted to the upper floors and shall be permitted at a maximum density of 16 dwelling units per acre. On the first floor, entrances to the multifamily dwellings shall be physically separated from and not shared with nonresidential uses.
(c) 
Municipal uses such as municipal offices, police department, firehouse, and public works.
(2) 
Accessory uses.
(a) 
Any accessory use customarily incidental to permitted standalone nonresidential uses, excluding sheds.
(b) 
Any accessory use customarily incidental to permitted mixed residential and nonresidential uses, excluding sheds.
(c) 
Any accessory use customarily incidental to municipal uses.
(d) 
Signs according to the provisions set forth in §§ 540-53 through 540-58.
(e) 
Fences and walls according to the provisions set forth in §§ 540-59 and 540-60.
(f) 
Off-street parking facilities according to the provisions set forth in §§ 540-61 through 540-62.1. Off-street parking facilities are prohibited in the front yard.
(g) 
Off-street loading spaces, ramps and structures according to the provisions set forth in § 540-63. Off-street loading spaces, ramps and structures are prohibited in the front yard.
(h) 
Trash and recycling enclosures.
(i) 
Permanent electric power generators.
(j) 
Maintenance buildings.
(3) 
Conditional uses.
(a) 
Home occupations pursuant to § 540-52.
(4) 
Bulk, area and yard requirements for the TCM5 District.
(a) 
Principal building bulk, area and yard requirements for standalone nonresidential uses.
Principal Building Requirement
Required/Permitted
Minimum lot area
1 acre
Minimum lot frontage
175 feet
Minimum lot width
175 feet
Minimum lot depth
175 feet
Minimum front yard setback
10 feet from Woodlane Road
25 feet from Smithville Road
50 feet from Liat Drive
Maximum front yard setback
20 feet from Woodlane Road
50 feet from Smithville Road
Minimum side yard setback
20 feet
Minimum rear yard setback
30 feet
Maximum building height
35 feet, 2 stories
Maximum building coverage
35%
Maximum impervious coverage
75%
(b) 
Principal building bulk, area and yard requirements for mixed nonresidential and residential uses.
Principal Building Requirement
Required/Permitted
Minimum lot area
2 acres
Minimum lot frontage
175 feet
Minimum lot width
175 feet
Minimum lot depth
175 feet
Minimum front yard setback
10 feet from Woodlane Road
25 feet from Smithville Road
50 feet from Liat Drive
Maximum front yard setback
20 feet from Woodlane Road
50 feet from Smithville Road
Minimum side yard setback
20 feet
Minimum rear yard setback
30 feet
Minimum gross floor area of nonresidential space on first floor
10% of lot area
Maximum density
16 dwelling units per acre
Maximum building height
45 feet, 3 stories
Maximum building coverage
35%
Maximum impervious coverage
75%
[1] 
Permitted encroachments from principal buildings.
[a] 
Architectural features such as porches, platforms, steps or landing places that do not extend above the first-floor level and have no wall more than 30 inches in height may project into a required front or rear yard setback a distance of no more than four feet.
[b] 
Architectural features such as chimneys, bay windows, cornices and eaves may project no more than three feet into a required front, side or rear yard setback.
[2] 
Upper floor residential units shall have a separate entrance on the first floor that is not shared with commercial uses on the first floor.
[3] 
Required usable outdoor open space: At least 5% of the gross floor area of a building shall be improved as usable outdoor open space for sitting, gathering and passive recreational purposes. In no case shall the usable outdoor open space be less than 150 square feet.
(c) 
Principal building bulk, area and yard requirements for municipal uses.
Principal Building Requirement
Required/Permitted
Minimum lot area
1 acre
Minimum lot frontage
175 feet
Minimum lot width
175 feet
Minimum lot depth
175 feet
Minimum front yard setback
10 feet
Minimum side yard setback
20 feet
Minimum rear yard setback
30 feet
Maximum building height
35 feet, 2 stories
Maximum building coverage
35%
Maximum impervious coverage
75%
(d) 
Accessory use bulk and yard requirements.
Accessory Use Requirement
Required/Permitted
Minimum front yard setback
Prohibited in front yard
Minimum side yard setback
5 feet
Minimum rear yard setback
5 feet
Maximum height
15 feet
(5) 
Design standards.
(a) 
On-site parking shall be prohibited in the front yard of lots for nonresidential and mixed nonresidential and residential uses. Municipal uses shall be exempt from this design standard. On-site parking provided in a side yard shall be screened with a brick wall, which complements the facade of buildings, constructed to a minimum height of 3 1/2 feet and a maximum of five feet. The brick wall shall be located within five feet from the interior side of a sidewalk fronting along a public road.
(b) 
Additional design standards are set forth in § 540-44Q.
(c) 
A minimum landscape buffer shall be 10 feet along side and rear yards and 50 feet along Liat Drive.
(d) 
Sidewalks shall be provided along Woodlane and Smithville Roads.
I. 
TCM6 Town Center Mixed Use District.
(1) 
Permitted principal uses.
(a) 
Commercial bakeries, confectionaries, kitchens and similar establishments with a retail component, and may have associated indoor eating establishments that may have outdoor eating areas operated during warmer seasons. Outdoor eating areas comply with the design standards for the TCM6 District.
(b) 
Eating and drinking establishments for sit-down or take-away services, excluding drive-through service. Such establishments may have outdoor eating areas provided they comply with the design standards for the TCM6 District.
(c) 
Personal service establishments, such as: barbers, hairdressers and beauty shops; tanning salons, tattoo and body piercing studios; dry-cleaning establishments; tailor shops; exercise/fitness centers, personal trainers and related businesses; and similar types of personal services.
(d) 
Retail sales of item, such as: fresh and packaged food items; clothing, accessories, jewelry and related items; hardware and related items; prescription and non-prescription pharmaceuticals, health care products and relate items; cannabis-based items; liquor stores; sundry and convenience items; electronics, furniture and other household goods; and other goods typically sold within town centers.
(e) 
Financial institutions and investment services, excluding check-cashing businesses.
(f) 
Business service establishments, such as: mail centers; document reproduction; administrative services; and similar business services.
(g) 
Medical offices for state-licensed and/or certified health care professionals.
(h) 
Professional offices, such as: engineers; architects; landscape architects; lawyers; and similar professions.
(i) 
Childcare centers.
(j) 
A combination of the foregoing permitted principal uses.
(2) 
Accessory uses.
(a) 
Any accessory use customarily incidental to permitted nonresidential uses.
(b) 
Signs according to the provisions set forth in §§ 540-53 through 540-58.
(c) 
Fences and walls according to the provisions set forth in §§ 540-59 and 540-60.
(d) 
Off-street parking facilities according to the provisions set forth in §§ 540-61 through 540-62.1.
(e) 
Off-street loading spaces, ramps and structures according to the provisions set forth in § 540-63. Off-street loading spaces, ramps and structures are prohibited in the front yard.
(f) 
Trash and recycling enclosures.
(g) 
Permanent electric power generators and ground-mounted solar energy systems.
(3) 
Bulk, area and yard requirements for the TCM6 District shall comply with Schedule A,[4] Schedule of District Regulations, Chapter 540, Attachment 1.
[4]
Editor's Note: Schedule A is included as an attachment to this chapter.
(4) 
Design standards.
(a) 
On-site parking shall be prohibited in the front yard of lots for nonresidential uses, except for existing parking areas. An additional row of parking may be added to the existing parking driving aisle that fronts along Woodlane Road provided it is screened with a brick wall, which complements the facade of buildings, constructed to a minimum height of 3-1/2 feet and a maximum of five feet, and landscaping is provided between the wall and the street frontage. On-site parking provided in a side yard shall be screened with landscaping according to § 540-64.
(b) 
A minimum landscape buffer shall be 10 feet along side and rear yards.
(c) 
Additional design standards are set forth in § 540-44Q.
(d) 
Sidewalks shall be provided along Woodlane and Smithville Roads.
(e) 
Outdoor dining.
[1] 
Outdoor dining areas may be located in front, side and rear yards, provided they are set back at least five feet from the corresponding property line and their setbacks are landscaped.
[2] 
Outdoor dining areas shall be delineated by a three-foot-high fence, which evokes wrought iron construction, or masonry wall that is complemented with landscaping in order to separate the dining areas from adjoining streets and/or parking areas.
[3] 
Moveable awnings, trellises, pergolas or a combination of these structures may be constructed over the designated outdoor area without violating front yard setback requirements for accessory uses.
[4] 
Outdoor seating and tables shall be situated to provide sufficient spacing for safe movement and passage for patrons and employees through the outdoor dining area.
[5] 
Outdoor dining areas shall be paved with hard surfaces consisting of decorative brick, concrete modular and/or stone pavers, and/or stamped and colored concrete that resembles brick, concrete modular or stone pavers. The color of the hard surfaces shall complement the architectural design of the adjoining building(s).
[6] 
Outdoor seating shall contribute toward required parking pursuant to §§ 540-61 through 540-62.1.
J. 
TCAH Town Center Affordable Housing District.
(1) 
Permitted principal uses.
(a) 
One hundred percent affordable housing, as defined by the New Jersey Fair Housing Act (N.J.S.A. 52:27D-301 et seq.), in multifamily dwellings in buildings containing three or more dwelling units developed at a maximum density of 10 dwelling units per acre, with the maximum number of dwelling units capped at 112.
[1] 
The affordable housing shall comply with Chapter 130.
(2) 
Accessory uses.
(a) 
Signs, subject to the provisions of §§ 540-53 through 58, and to the following provisions:
[1] 
Exempt signs set forth in § 540-56A.
[2] 
One development sign at the main entrance to the development, provided it does not exceed 30 square feet in area and five feet in height and is set back at least 10 feet from the street right-of-way and five feet from property lines. Incidental decorative elements, such as walls and fencing, may be included, provided the total length of the sign structure does not exceed eight feet and does not interfere with motorist sight lines at the driveway intersection with Woodlane Road.
(b) 
Fences and walls according to the provisions set forth in §§ 540-59 and 540-60.
(c) 
Off-street parking facilities according to the provisions set forth in §§ 540-61 through 540-62.1. Off-street parking facilities are prohibited in the front yard.
(d) 
One community swimming pool with a paved sitting area and building that contains swimming pool filtration system, maintenance equipment and supplies.
(e) 
One maintenance building.
(f) 
Home occupations pursuant to § 540-52.
(g) 
Trash and recycling enclosures.
(h) 
Permanent electric power generators and ground-mounted solar energy systems.
(i) 
Maintenance buildings.
(3) 
Bulk, area and yard requirements for the TCAH District.
(a) 
Principal use bulk, area and yard requirements.
Principal Building Requirement
Required/Permitted
Minimum lot area
11 acres
Minimum lot frontage
50 feet along Woodlane Road
Minimum setback from tract boundary
25 feet
Maximum setback from residential building to curbline of parking spaces
10 feet
Minimum separation between facades of residential buildings
• Side of bldg. to side of bldg.
20 feet
• Rear of bldg. to rear of bldg.
30 feet
• Rear of bldg. to side of bldg.
25 feet
• Front of bldg. to side of bldg.
25 feet
Minimum separation between facades of residential buildings to accessory buildings
25 feet
Minimum gross floor area of nonresidential space on first floor
10% of lot area
Maximum residential building height
48 feet, 3 stories
Maximum accessory building height
20 feet, 1 story
[1] 
Permitted encroachments from principal buildings.
[a] 
Architectural features such as porches, platforms, steps or landing places that do not extend above the first-floor level and have no wall more than 30 inches in height may project into a required front or rear yard setback a distance of no more than four feet.
[b] 
Architectural features such as chimneys, bay windows, cornices and eaves may project no more than three feet into a required front, side or rear yard setback.
(b) 
Accessory use bulk and yard requirements.
Accessory Use Requirement
Required/Permitted
Minimum front yard setback
Prohibited in front yard
Minimum side yard setback
5 feet
Minimum rear yard setback
5 feet
Maximum height
15 feet
(4) 
Design standards.
(a) 
Architecture. The architecture of the residential and accessory buildings should complement the architectural styles of the multifamily housing existing in neighboring apartment (Block 200, Lot 5), condominium (Block 300.01) and 100% affordable (Block 300, Lot 2.02) complexes.
(b) 
Roads, sidewalks and utilities.
[1] 
Where possible roads, sidewalks and utilities should extend to the adjoining 100% affordable housing development existing in Block 300, Lot 2.02.
[2] 
Sidewalks shall extend from the residential buildings and surrounding areas to a sidewalk provided along the property's Woodlane Road frontage.
(c) 
Recreational facilities.
[1] 
Small-scale recreational facilities, such as tot lots, basketball courts or similar type of court games, outdoor sitting and picnic areas, shall be provided on site. The amount and types of recreational facilities shall be determined at time of site plan application.
[2] 
Efforts shall be made by the applicant to obtain permission of residents of the new 100% affordable housing to utilize the community center on adjoining 100% affordable housing located on Block 300, Lot 2.02. In return for the use of the community center, the residents of the existing housing development on Block 300, Lot 2.02 should be permitted to utilize the recreational amenities constructed on the property.
(d) 
Additional design standards are set forth in § 540-44Q.
(5) 
Chapter 460, Subdivision of Land and Site Plan Review, shall apply to this redevelopment plan.
(6) 
The developer of the property shall be obligated to comply with all applicable municipal, county and state regulations that apply to the development of the property.
(7) 
As a condition of site plan and/or subdivision approval for the property, the applicant shall enter into a developer's agreement with the Township Council of the Township of Eastampton.
K. 
TCR-1 Town Center Single-Family 1 District.
(1) 
Permitted principal uses.
(a) 
Detached single-family village home dwellings.
(b) 
Townhouse dwelling units.
(2) 
Accessory uses.
(a) 
Any accessory use customarily incidental to permitted residential uses.
(b) 
Signs according to the provisions set forth in §§ 540-53 through 540-58.
(c) 
Fences and walls according to the provisions set forth in §§ 540-59 and 540-60.
(d) 
Off-street parking facilities according to the provisions set forth in §§ 540-61 through 540-62.1.
(e) 
Permanent electric power generators.
(3) 
Conditional uses.
(a) 
Home occupations pursuant to § 540-52.
(4) 
Bulk, area and yard requirements for the TCR-1 District.
(a) 
Principal use bulk, area and yard requirements.
Principal Building Requirement
Residential Use
Village Home
Townhouse
Min. lot area
6,000 sq.ft.
2,000 sq.ft./unit
Max. lot area
15,000 sq.ft.
N/A
Min. lot width
60 feet
20 feet
Min. lot depth
100 feet
100 feet
Min. front yard setback
15 feet
5 feet
Max. front yard setback
25 feet
15 feet
Min. side yard setback, one
5 feet
5 feet for end unit
Min. side yard setback, both
12 feet
N/A
Max. side yard setback
N/A
12 feet for end unit
Min. rear yard setback
35 feet
35 feet
Min. distance between buildings
N/A
N/A
Max. building height
35 feet, 2-1/2 stories
35 feet, 2-1/2 stories
Max. building coverage
45%
N/A
Max. building length
N/A
8 units, 200 feet
Min. pervious coverage
30%
30%
[1] 
Permitted encroachments from principal buildings.
[a] 
Architectural features such as porches, platforms, steps or landing places that do not extend above the first-floor level and have no wall more than 30 inches in height may project into a required front or rear yard setback a distance of no more than four feet.
[b] 
Architectural features such as chimneys, bay windows, cornices, and eaves may project no more than three feet into a required front, side or rear yard setback.
(b) 
Accessory use bulk and yard requirements.
Accessory Use Requirement
Required/Permitted
Minimum front yard setback
Prohibited in front yard
Minimum side yard setback
5 feet
Minimum rear yard setback
5 feet
Maximum height
15 feet
(5) 
Design standards. Design standards are set forth in § 540-44Q.
L. 
TCVO Town Center Civic/Professional Office District.
(1) 
Permitted principal uses.
(a) 
Municipal buildings and other governmental and/or public uses including, but not limited to, post offices, libraries, firehouses and emergency management facilities.
(b) 
Churches, temples and other houses of worship.
(c) 
Professional offices, such as: engineers; architects; landscape architects; lawyers; and similar professions.
(2) 
Accessory uses.
(a) 
Any accessory use customarily incidental to permitted nonresidential uses.
(b) 
Signs according to the provisions set forth in §§ 540-53 through 540-58.
(c) 
Fences and walls according to the provisions set forth in §§ 540-59 and 540-60.
(d) 
Off-street parking facilities according to the provisions set forth in §§ 540-61 through 540-62.1.
(e) 
Off-street loading spaces, ramps and structures according to the provisions set forth in § 540-63. Off-street loading spaces, ramps and structures are prohibited in the front yard.
(f) 
Trash and recycling enclosures.
(g) 
Permanent electric power generators and ground-mounted solar energy systems.
(3) 
Bulk, area and yard requirements for the TCVO District shall comply with Schedule A,[5] Schedule of District Regulations, Chapter 540, Attachment 1.
[5]
Editor's Note: Schedule A is included as an attachment to this chapter.
(4) 
Design standards. Design standards are set forth in § 540-44Q.
M. 
TCO-1 Town Center Commercial/Professional Office 1 District.
(1) 
Permitted principal uses.
(a) 
Eating and drinking establishments for sit-down or take-away services, excluding drive-through service, and including outdoor dining.
(b) 
Micro-breweries, brew pubs, distilleries, cideries, and wine-tasting rooms.
(c) 
Personal service establishments, such as: barbers, hairdressers and beauty shops; tanning salons, tattoo and body piercing studios; dry-cleaning establishments; tailor shops; exercise/fitness centers, personal trainers and related businesses; and similar types of personal services.
(d) 
Retail sales of item, such as: fresh and packaged food items; clothing, accessories, jewelry and related items; hardware and related items; prescription and non-prescription pharmaceuticals, health care products and relate items; liquor stores; sundry and convenience items; electronics, furniture and other household goods; and similar goods.
(e) 
Financial institutions and investment services, excluding check-cashing businesses.
(f) 
Business service establishments, such as: mail centers; document reproduction; administrative services; and similar business services.
(g) 
Business offices, such as: insurance agencies; travel agencies; realtors; tax preparation; and similar business office uses.
(h) 
Medical offices for state-licensed and/or certified health care professionals.
(i) 
Professional offices, such as: engineers; architects; landscape architects; lawyers; and similar professions.
(j) 
Artist studios for the production and sale of artwork, and art galleries.
(k) 
Childcare centers.
(l) 
The automobile service station with convenience store existing on Block 600, Lot 1 is recognized as a preexisting use that shall be permitted to remain provide no increase in intensity of use, such as increases in gross floor area, fuel dispensers, fuel dispenser islands with or without canopies, or paved areas, occur on the property.
(m) 
The multifamily dwellings existing on Block 600, Lot 2.01 are recognized as a preexisting use that shall be permitted to remain provided no increases in intensity of use, such as increases in residential density or gross floor area, occur on the property. These multifamily dwellings are understood to have affordable rents, notwithstanding the fact the units are not deed-restricted as affordable pursuant to the New Jersey Affordable Housing Law.[6]
[6]
Editor's Note: See N.J.S.A. 40:55D-100 et seq.
(2) 
Accessory uses.
(a) 
Any accessory use customarily incidental to permitted standalone nonresidential uses.
(b) 
Any accessory use customarily incidental to the permitted preexisting residential use.
(c) 
Signs according to the provisions set forth in §§ 540-53 through 540-58.
(d) 
Fences and walls according to the provisions set forth in §§ 540-59 and 540-60.
(e) 
Off-street parking facilities according to the provisions set forth in §§ 540-61 through 540-62.1.
(f) 
Off-street loading spaces, ramps and structures according to the provisions set forth in § 540-63. Off-street loading spaces, ramps and structures are prohibited in the front yard.
(g) 
Trash and recycling enclosures.
(h) 
Permanent electric power generators.
(i) 
Maintenance buildings.
(3) 
Conditional uses.
(a) 
Class 5 cannabis retailer, which shall be restricted to being a microbusiness, shall comply with the following requirements:
[1] 
The cannabis retail establishment shall be restricted to the ground floor of a commercial building or a mixed-use building.
[2] 
The gross floor area of the cannabis retail establishment shall not exceed 2,500 square feet.
[3] 
Signage identifying the cannabis retail establishment shall be restricted in the following manner:
[a] 
Signage shall be limited to a facade sign that shall not exceed 5% of the area of the facade of the building on which the sign is attached or 50 square feet, whichever is less.
[b] 
Window and temporary signs shall be prohibited.
[c] 
Door signs shall be limited to the name of the business, street address, and days and hours of operation.
[d] 
Exterior and interior signage shall be prohibited from containing text and/or images that promote excessive consumption of legal cannabis products.
[e] 
Signage shall comply with §§ 540-54 through 540-58.
[4] 
A Class 5 cannabis retailer shall not be located within a distance of 1,000 feet from the boundaries of the property on which the retail operation is located to the boundaries of the property on which the following land uses are located: a public or private school, including elementary, vocational, or secondary schools, colleges, and universities; a state-licensed childcare center; a house of worship; and a state-licensed addiction recovery facility.
[5] 
A Class 5 cannabis retailer shall not be located within a distance of 500 feet from the boundaries of the property on which the retail operation is located to the boundaries of the property on which another Class 5 cannabis retailer is located.
[6] 
The days and hours of operation for Class 5 cannabis retailer shall be: Monday to Saturday, 9:00 a.m. to 9:00 p.m.; and Sunday, 9:00 a.m. to 5:00 p.m.
[7] 
The cannabis retail establishment shall be duly licensed as a Class 5 cannabis retailer by the State of New Jersey with its license maintained in good standing.
[8] 
On-site sales of alcohol or tobacco products are prohibited.
[9] 
On-site consumption of food, alcohol, tobacco, or cannabis products by patrons is prohibited.
[10] 
Security requirements for Class 5 cannabis retailers:
[a] 
All licensed retail establishments shall be equipped with security cameras covering all exterior parking and loading areas, all points of entry into the facilities, and interior spaces that are open to the public and that are used to store cannabis products.
[i] 
Security cameras shall be installed to monitor and record all areas of the premises, except in restrooms, and where persons may gain or attempt to gain access to cannabis products or cash maintained by the cannabis retailer. Cameras shall record operations of the business and all potential areas of ingress and egress to the facility with sufficient detail to identify facial features and clothing. Recordings from security cameras shall be maintained for a minimum of 40 days in a secure off-site location or through a service over a network that provides on-demand access, commonly referred to as a "cloud." The off-site location shall be submitted to the Eastampton Township Police Department and shall be updated within 48 hours of any change of such location.
[b] 
All licensed retail establishments shall provide the Eastampton Township Police Department with access to recorded security footage immediately upon request by the Department.
[c] 
All licensed retail establishments shall have at least one officer of the Eastampton Township Police Department stationed at each facility during operation and when the facility is open to the public. The expense of providing the police officer shall be paid by the cannabis establishment.
[d] 
All licensed retail establishments shall provide a dimensioned floor plan, clearly labeled, showing: the layout of the structure and floor plan in which the retail operation is to be located; the principal uses of the floor area depicted on the floor plan, including, but not limited to, public areas, retail areas, storage areas and restricted areas where cannabis products will be located; all points of entry into the facility; and the locations of all security cameras that will be positioned within the facility.
[e] 
All licensed retail establishments shall provide a plan for exterior lighting for security purposes.
[f] 
All licensed retail establishments shall install and use a safe for storage of any cannabis products and cash on the premises when the business is closed to the public. The safe shall be incorporated into the building structure or securely attached thereto as approved by the Eastampton Township Police Department and Construction Official.
[g] 
All licensed retail establishments shall install and use an alarm system that is monitored by a company that is staffed 24 hours a day, seven days a week. The name, location and contact information of the company monitoring the alarm shall be provided to the Eastampton Police Department and shall be updated within 48 hours of any change of monitoring company. If the alarm system includes a panic alarm, an operable dedicated phone for Eastampton Police Department to respond to the alarm shall be and remain on the premises at all times.
(4) 
Bulk, area and yard requirements for the TCO-1 District shall comply with Schedule A,[7] Schedule of District Regulations, Chapter 540, Attachment 1.
[7]
Editor's Note: Schedule A is included as an attachment to this chapter.
(5) 
Design standards.
(a) 
On-site parking shall be prohibited in the front yard of lots for nonresidential uses and shall be permitted behind the front yard setback provided it is screened with a brick wall, which complements the facade of buildings, constructed to a minimum height of 3-1/2 feet and a maximum of five feet, and landscaping is provided between the wall and the street frontage. On-site parking provided in a side yard shall be screened with landscaping according to § 540-64.
(b) 
A minimum landscape buffer shall be 10 feet along side and rear yards.
(c) 
Additional design standards are set forth in § 540-44Q.
(d) 
Sidewalks shall be provided along Monmouth and Woodlane Roads.
(e) 
Outdoor dining.
[1] 
Outdoor dining areas may be located in front, side and rear yards, provided they are set back at least five feet from the front property line and 10 feet from side and rear property lines and the areas within their setbacks are landscaped.
[2] 
Outdoor dining areas shall be delineated by a three-foot-high fence, which evokes wrought iron construction, or masonry wall that is complemented with landscaping in order to separate the dining areas from adjoining streets and/or parking areas.
[3] 
Moveable awnings, trellises, pergolas or a combination of these structures may be constructed over the designated outdoor area without violating front yard setback requirements for accessory uses.
[4] 
Outdoor seating and tables shall be situated to provide sufficient spacing for safe movement and passage for patrons and employees through the outdoor dining area.
[5] 
Outdoor dining areas shall be paved with hard surfaces consisting of decorative brick, concrete modular and/or stone pavers, and/or stamped and colored concrete that resembles brick, concrete modular or stone pavers. The color of the hard surfaces shall complement the architectural design of the adjoining building(s).
[6] 
Outdoor seating shall contribute toward required parking pursuant to §§ 540-61 through 540-62.1.
(6) 
TCO-1 Overlay Zone. To activate the TCO-1 Overlay Zone the following requirements shall be met:
(a) 
The minimum tract area shall be 8.0 acres limited to any combination of Lots 1, 2.05, 7, 7.01, 7.02 and 8 in Block 600 provided that all of the lots are contiguous.
(b) 
Nonresidential gross floor area ratio for the tract shall be required in the following manner:
[1] 
Maximum nonresidential building floor area ratio shall be 0.20.
[2] 
Minimum nonresidential building floor area ratio shall be 0.10.
(c) 
Mixed-use buildings with nonresidential uses on the first floor and residential uses on upper two floors shall be provided according to the following requirements:
[1] 
Maximum nonresidential building floor area for a mixed-use building shall be 50% of the total nonresidential building floor area provided for the tract.
[2] 
Minimum nonresidential building floor area for a mixed-use building shall be 25% of the total nonresidential building floor area provided for the tract.
[3] 
Maximum residential density shall be 10 dwelling units per acre of the tract.
[4] 
Affordable housing, which complies with the New Jersey Affordable Housing Law, shall be provided in the following manner:
[a] 
Affordable rental units: 15% of the total dwelling units.
[b] 
Affordable for-sale units: 20% of the total dwelling units.
(d) 
The standalone nonresidential building on Block 600, Lot 7 may be retained provided it is renovated to accommodate and offer a mix of permitted principal nonresidential uses according to § 540-44M(6)(f)[1] to [3]. A combination of the permitted principal uses shall be permitted provided sufficient off-street parking for the uses is provided. Shared parking, which is substantiated by a parking study prepared by a licensed traffic engineer, may be considered for approval of the combination of uses in the building.
(e) 
New standalone nonresidential buildings, which offer a mix of permitted principal nonresidential uses according to § 540-44M(6)(f)[1] to [3], may be constructed provided they contain no more than 20% of the total gross floor area of nonresidential space required for the overlay district.
(f) 
Permitted principal uses.
[1] 
Nonresidential uses permitted for the TCO-1 District according to § 540-44M(1)(a) to (k).
[2] 
Service-related uses including, but not limited to, restaurants, food courts, cafes, live entertainment venues (such as music and comedy), micro-breweries, distilleries and cideries, brewpubs, wine-tasting rooms and similar eating and drinking establishments.
[3] 
Retail of specialty goods including, but not limited to food, clothing, gifts and similar items, and bookstores with or without cafes/coffee and/or teashops.
[4] 
Multifamily dwellings provided in mixed nonresidential and residential use buildings according to § 540-44M(6)(c).
(g) 
Accessory uses.
[1] 
Accessory uses according to § 540-44M(2).
[2] 
Any accessory use customarily incidental to permitted residential uses including, but not limited to, a maintenance building, a community building with or without an in-ground swimming pool, and active recreational facilities such as tot lots, basketball courts, tennis courts, Pickleball courts, and similar amenities. Sheds shall be prohibited.
[3] 
Structured parking for residential uses.
[4] 
Trash and recycling enclosures.
[5] 
Permanent electric power generators.
(h) 
Conditional uses.
[1] 
Conditional uses permitted for the TCO-1 District according to § 540-44M(3).
[2] 
Home occupations pursuant to § 540-52.
(i) 
Bulk, area and yard requirements for the TCO-1 Overlay Zone.
[1] 
Principal building bulk, area and yard requirements.
Principal Building Requirement
Required/Permitted
Minimum lot tract
8 acres
Minimum lot frontage
550 feet along Woodlane Road
650 feet along Monmouth Road
Minimum front yard setback
10 feet
Maximum front yard setback, excluding existing nonresidential building on Block 600, Lot 7
20 feet
Minimum side yard setback
20 feet
Minimum rear yard setback
20 feet
Minimum separation between facades of buildings
• Side of bldg. to side of bldg.
20 feet
• Rear of bldg. to rear of bldg.
30 feet
• Rear of bldg. to side of bldg.
25 feet
• Front of bldg. to side of bldg.
25 feet
Minimum separation between facades of buildings to accessory buildings
25 feet
Maximum building height
• Mixed-use building
45 feet, 3 stories
• New standalone nonres. bldg.
35 feet, 2 stories
• Existing standalone nonresidential building, Block 600, Lot 7
Maximum nonresidential building length
400 feet
Maximum building coverage
35%
Maximum impervious coverage
75%
[a] 
Permitted encroachments from principal buildings.
[b] 
Architectural features such as porches, platforms, steps or landing places that do not extend above the first-floor level and have no wall more than 30 inches in height may project into a required front or rear yard setback a distance of no more than four feet.
[c] 
Architectural features such as chimneys, bay windows, cornices and eaves may project no more than three feet into a required front, side or rear yard setback.
[2] 
Accessory use bulk and yard requirements.
Accessory Use Requirement
Required/Permitted
Minimum front yard setback
Prohibited in front yard
Minimum side yard setback
20 feet
Minimum rear yard setback
20 feet
Maximum height
• Community building
30 feet, 1 story
• Maintenance building
20 feet, 1 story
• Structured parking
40 feet
Maximum accessory building coverage
5%
(j) 
Design standards.
[1] 
On-site parking may be accomplished by a combination of surface parking areas, garages and driveways for residential units, parking under buildings, or structured parking. Parking shall be provided in side and rear yards, and no more than 20% of the total parking supply shall be permitted to face public streets when this parking is located between buildings. In all instances, parking in front yard between fronts of buildings and public streets shall be prohibited. Internal parking areas in the form of courtyards should be provided. In order to indicate the location of parking for patrons, views from public streets into the parking courtyards shall be permitted. On-site parking provided in side yards shall be screened with a brick wall, which complements the facade of buildings, constructed to a minimum height of 3 1/2 feet and a maximum of five feet.
[2] 
A minimum landscape buffer along side and rear yards shall be 10 feet.
[3] 
Sidewalks shall be provided along Monmouth and Woodlane Roads.
[4] 
Outdoor dining shall comply with § 540-44M(5)(e).
[5] 
Additional design standards are set forth in § 540-44Q.
(k) 
Required off-street parking. Off-street parking facilities shall be provided according to the provisions set forth §§ 540-61 through 540-62.1. Required off-street parking may be reduced based on shared parking for residential and nonresidential uses that is substantiated by parking analysis prepared by a licensed traffic engineer and to the satisfaction of the Joint Land Use Board.
N. 
TCO-2 Town Center Commercial/Professional Office 2 District.
(1) 
Permitted principal uses.
(a) 
Permitted nonresidential uses.
[1] 
Restaurants, cafes, coffeehouses and eateries, except drive-throughs.
[2] 
Personal service establishments, having their primary function the rendering of a service to a client within a building. Such services may include, but are not limited to, barbershops and beauty shops, dry-cleaning establishments, self-service laundromats, tailor shops, weight-loss centers, portrait studios, interior decorating services, video rental, and mail centers.
[3] 
Business service establishments, having as their primary function the rendering of service to a business client. Such services may include, but are not limited to, document reproduction, duplication, and administrative services.
[4] 
Business offices, including, but not limited to, insurance agents, travel agents, realtors, finance and investment companies, and tax preparation services.
[5] 
Instructional studios, fitness centers, and billiard parlors.
[6] 
Banks and other financial institutions, excluding check-cashing businesses, and including automated teller machines (ATM).
[7] 
Professional offices, including, but not limited to, offices for architects, artists, authors, dentists, doctors, lawyers, ministers, musicians, engineers, optometrists, opticians, and such other similar professions.
[8] 
Childcare centers.
(b) 
Mixed-use buildings that include residential apartments or flats above nonresidential uses and multifamily dwellings consisting of apartments or flats in separate buildings.
[1] 
Parcels of land shall consist of at least 11 contiguous acres in Block 900.01.
[2] 
Residential apartments or flats above commercial or office uses, which are permitted in the TCO-2 District pursuant to § 540-44N(1)(a), shall be in building that front along Woodlane Road.
[a] 
Residential apartments or flats and offices on the second floor, with the exception that these two uses are not permitted on the same floor.
[b] 
Mixed-use buildings fronting along Woodlane Road that may include residential apartments or flats and commercial or office uses on the first floor, provided that the residential uses avoid sharing common exterior entrances and internal corridors with the commercial or office uses.
[3] 
Multifamily dwellings consisting of apartments or flats in buildings that do not front along Woodlane Road.
[4] 
Maximum density for all residential uses: 12.0 dwelling units per acre.
[5] 
Minimum gross floor area for permitted nonresidential uses on the first floor of a mixed-use building: 5,600 square feet.
(c) 
Mixed-use buildings that include residential apartments or flats above commercial or office uses and multifamily dwellings consisting of apartments or flats in separate buildings.
[1] 
Parcels of land shall consist of at least three contiguous acres in Block 900.01.
[2] 
Residential apartments or flats above commercial or office uses, which are permitted in the TCO-2 District pursuant to § 540-44N(1)(a).
[a] 
Residential apartments or flats and offices on the second floor, with the exception that these two uses are not permitted on the same floor.
[b] 
Mixed-use buildings fronting along Woodlane Road that may include residential apartments or flats and commercial or office uses on the first floor provided that the residential uses avoid sharing common exterior entrances and internal corridors with the commercial or office uses.
[3] 
Multifamily dwellings consisting of apartments or flats in buildings that do not front along Woodlane Road.
[4] 
Maximum density for all residential uses: 10.0 dwelling units per acre.
[5] 
Minimum gross floor area ratio for permitted nonresidential uses: 0.15.
(2) 
Accessory uses.
(a) 
Any accessory use customarily incidental to permitted mixed residential and nonresidential uses, excluding sheds.
(b) 
Any accessory use customarily incidental to permitted nonresidential uses, excluding sheds.
(c) 
Signs according to the provisions set forth in §§ 540-53 through 540-58.
(d) 
Fences and walls according to the provisions set forth in §§ 540-59 and 540-60.
(e) 
Off-street parking facilities according to the provisions set forth in §§ 540-61 through 540-62.1.
(f) 
Off-street loading spaces, ramps and structures according to the provisions set forth in § 540-63. Off-street loading spaces, ramps and structures are prohibited in the front yard.
(g) 
Trash and recycling enclosures.
(h) 
Permanent electric power generators.
(3) 
Conditional uses.
(a) 
Home occupations pursuant to § 540-52.
(b) 
Class 5 cannabis retailer, which shall be restricted to being a microbusiness, shall comply with the following requirements:
[1] 
The cannabis retail establishment shall be restricted to the ground floor of a commercial building or a mixed-use building.
[2] 
The gross floor area of the cannabis retail establishment shall not exceed 2,500 square feet.
[3] 
Signage identifying the cannabis retail establishment shall be restricted in the following manner:
[a] 
Signage shall be limited to a facade sign that shall not exceed 5% of the area of the facade of the building on which the sign is attached or 50 square feet, whichever is less.
[b] 
Window and temporary signs shall be prohibited.
[c] 
Door signs shall be limited to the name of the business, street address, and days and hours of operation.
[d] 
Exterior and interior signage shall be prohibited from containing text and/or images that promote excessive consumption of legal cannabis products.
[e] 
Signage shall comply with §§ 540-54 through 540-58.
[4] 
A Class 5 cannabis retailer shall not be located within a distance of 1,000 feet from the boundaries of the property on which the retail operation is located to the boundaries of the property on which the following land uses are located: a public or private school, including elementary, vocational, or secondary schools, colleges, and universities; a state-licensed childcare center; a house of worship; and a state-licensed addiction recovery facility.
[5] 
A Class 5 cannabis retailer shall not be located within a distance of 500 feet from the boundaries of the property on which the retail operation is located to the boundaries of the property on which another Class 5 cannabis retailer is located.
[6] 
The days and hours of operation for Class 5 cannabis retailer shall be: Monday to Saturday, 9:00 a.m. to 9:00 p.m.; and Sunday, 9:00 a.m. to 5:00 p.m.
[7] 
The cannabis retail establishment shall be duly licensed as a Class 5 cannabis retailer by the State of New Jersey with its license maintained in good standing.
[8] 
On-site sales of alcohol or tobacco products are prohibited.
[9] 
On-site consumption of food, alcohol, tobacco, or cannabis products by patrons is prohibited.
[10] 
Security requirements for Class 5 cannabis retailers:
[a] 
All licensed retail establishments shall be equipped with security cameras covering all exterior parking and loading areas, all points of entry into the facilities, and interior spaces that are open to the public and that are used to store cannabis products.
[i] 
Security cameras shall be installed to monitor and record all areas of the premises, except in restrooms, and where persons may gain or attempt to gain access to cannabis products or cash maintained by the cannabis retailer. Cameras shall record operations of the business and all potential areas of ingress and egress to the facility with sufficient detail to identify facial features and clothing. Recordings from security cameras shall be maintained for a minimum of 40 days in a secure off-site location or through a service over a network that provides on-demand access, commonly referred to as a "cloud." The off-site location shall be submitted to the Eastampton Township Police Department and shall be updated within 48 hours of any change of such location.
[b] 
All licensed retail establishments shall provide the Eastampton Township Police Department with access to recorded security footage immediately upon request by the Department.
[c] 
All licensed retail establishments shall have at least one officer of the Eastampton Township Police Department stationed at each facility during operation and when the facility is open to the public. The expense of providing the police officer shall be paid by the cannabis establishment.
[d] 
All licensed retail establishments shall provide a dimensioned floor plan, clearly labeled, showing: the layout of the structure and floor plan in which the retail operation is to be located; the principal uses of the floor area depicted on the floor plan, including, but not limited to, public areas, retail areas, storage areas and restricted areas where cannabis products will be located; all points of entry into the facility; and the locations of all security cameras that will be positioned within the facility.
[e] 
All licensed retail establishments shall provide a plan for exterior lighting for security purposes.
[f] 
All licensed retail establishments shall install and use a safe for storage of any cannabis products and cash on the premises when the business is closed to the public. The safe shall be incorporated into the building structure or securely attached thereto as approved by the Eastampton Township Police Department and Construction Official.
[g] 
All licensed retail establishments shall install and use an alarm system that is monitored by a company that is staffed 24 hours a day, seven days a week. The name, location and contact information of the company monitoring the alarm shall be provided to the Eastampton Police Department and shall be updated within 48 hours of any change of monitoring company. If the alarm system includes a panic alarm, an operable dedicated phone for Eastampton Police Department to respond to the alarm shall be and remain on the premises at all times.
(4) 
Bulk, area and yard requirements for the TCO-2 District.
(a) 
Building bulk, area and yard requirements for standalone nonresidential uses.
[1] 
Principal building bulk, area and yard requirements for standalone nonresidential uses.
Principal Building Requirement
Required/Permitted
Minimum lot area
1 acre
Minimum lot frontage
150 feet
Minimum lot width
150 feet
Minimum lot depth
200 feet
Minimum front yard setback
10 feet
Maximum front yard setback
20 feet
Minimum side yard setback
20 feet
Minimum rear yard setback
20 feet
Minimum separation between buildings
20 feet
Maximum building height
45 feet, 3 stories
Minimum floor area ratio
0.15
Maximum building coverage
35%
Maximum impervious coverage
75%
[2] 
Accessory bulk, area and yard requirements for standalone nonresidential uses.
Accessory Use Requirement
Required/Permitted
Minimum front yard setback
Prohibited in front yard
Minimum side yard setback
5 feet
Minimum rear yard setback
5 feet
Maximum height
15 feet
(b) 
Principal building bulk, area and yard requirements for mixed nonresidential and residential uses on an eleven-acre tract.
[1] 
Principal building bulk, area and yard requirements for mixed nonresidential and residential uses on an eleven-acre tract.
Principal Building Requirement
Required/Permitted
Minimum lot area
11 acres
Minimum lot frontage
350 feet
Minimum lot width
350 feet
Minimum lot depth
690 feet
Minimum front yard setback
0 feet from Woodlane Road
Maximum front yard setback
20 feet from Woodlane Road
Minimum side yard setback
20 feet
Minimum rear yard setback
30 feet
Minimum gross floor area of nonresidential space on first floor
5,600 square feet
Maximum density
12.0 dwelling units per acre
Maximum building height
52 feet, 4 stories
Maximum building coverage
35%
Maximum building length
255 feet
[a] 
Permitted encroachments from principal buildings.
[i] 
Architectural features such as porches, platforms, steps or landing places which do not extend above the first-floor level and which have no wall more than 30 inches in height may project into a required front yard setback, except for setbacks from zero feet to four feet, a distance of no more than four feet.
[ii] 
Architectural features such as chimneys, bay windows, cornices and eaves may project no more than three feet into a required side or rear yard setback and a required front yard setback, except for setbacks from zero feet to three feet, a distance of no more than three feet.
[iii] 
Architectural features such as balconies may project no more than five feet into a required side or rear yard setback and a required front yard setback, except for setbacks from zero feet to five feet, a distance of no more than five feet.
[b] 
Upper floor residential units shall have a separate entrance on the first floor that is not shared with commercial uses on the first floor.
[c] 
Required usable outdoor open space: At least 5% of the gross floor area of a building shall be improved as usable outdoor open space for sitting, gathering and passive recreational purposes. In no case shall the usable outdoor open space be less than 150 square feet.
[2] 
Accessory use bulk and yard requirements for mixed nonresidential and residential uses on an 11 acre tract.
Accessory Use Requirement
Required/Permitted
Minimum front yard setback
Prohibited in front yard
Minimum side yard setback
5 feet
Minimum rear yard setback
5 feet
Maximum height
15 feet
(c) 
Principal building bulk, area and yard requirements for mixed nonresidential and residential uses on a three-acre tract.
[1] 
Principal building bulk, area and yard requirements for mixed nonresidential and residential uses on a three-acre tract.
Principal Building Requirement
Required/Permitted
Minimum lot area
3 acres
Minimum lot frontage
250 feet
Minimum lot width
250 feet
Minimum lot depth
500 feet
Minimum front yard setback
10 feet from Woodlane Road
Maximum front yard setback
20 feet from Woodlane Road
Minimum side yard setback
20 feet
Minimum rear yard setback
20 feet
Minimum separation between buildings
20 feet
Minimum nonresidential gross floor area ratio
0.15
Maximum density
10.0 dwelling units per acre
Maximum building height
45 feet, 3 stories
Maximum building coverage
35%
Maximum impervious lot coverage
75%
Maximum building length
200 feet along Woodlane Road 250 feet for internal buildings
[a] 
Permitted encroachments from principal buildings. The encroachments shall comply with § 540-44N(4)(b)[1][a].
[b] 
Upper floor residential units shall have a separate entrance on the first floor that is not shared with commercial uses on the first floor.
[c] 
Required usable outdoor open space: At least 5% of the gross floor area of a building shall be improved as usable outdoor open space for sitting, gathering and passive recreational purposes. In no case shall the usable outdoor open space be less than 150 square feet.
[2] 
Accessory use bulk and yard requirements for mixed nonresidential and residential uses on a three-acre tract.
Accessory Use Requirement
Required/Permitted
Minimum front yard setback
Prohibited in front yard
Minimum side yard setback
5 feet
Minimum rear yard setback
5 feet
Maximum height
15 feet
(5) 
Parking and loading requirements.
(a) 
Off-street parking facilities according to the provisions set forth in §§ 540-61 through 540-62.1.
(b) 
On-street parking may be used to meet the total parking requirement counting only those spaces directly in front or side of the mixed-use building(s).
(c) 
Parking lots shall be placed in the rear of the building(s) that front(s) along Woodland Road and may be located around buildings that are situated internally on a site. Rear parking lots must be screened with a fence and/or vegetative hedge (minimum of 3 1/2 feet high) which is at least 75% visually impervious at the time of installation, except when a rear parking lot is adjacent to another parking area on an adjoining lot, the fence and/or vegetative hedge shall be at least 35% visually impervious at the time of installation. The internal surfaces of the parking lot must have one shade tree for every 10 parking spaces.
(6) 
Design standards. Design standards are set forth in § 540-44Q.
O. 
TCO-3 Town Center Commercial/Professional Office 3 District.
(1) 
Permitted principal uses.
(a) 
Mixed nonresidential and residential uses in a building.
[1] 
Nonresidential uses required on the first floor.
[a] 
Restaurants, cafes, coffeehouses and eateries, excluding drive-throughs, and including outdoor dining that will not contribute toward required on-site parking.
[b] 
Personal service establishments, having their primary function the rendering of a service to a client within a building. Such services may include, but are not limited to, barbershops and beauty shops, dry-cleaning establishments, self-service laundromats, tailor shops, weight-loss centers, portrait studios, interior decorating services, video rental, and mail centers.
[c] 
Childcare centers.
[d] 
Business service establishments, having as their primary function the rendering of service to a business client. Such services may include, but are not limited to, document reproduction, duplication, and administrative services.
[e] 
Business offices, including, but not limited to, insurance agents, travel agents, realtors, finance and investment companies, and tax preparation services.
[f] 
Professional offices, including, but not limited to, offices for architects, artists, authors, lawyers, ministers, musicians, engineers, and such other similar professions.
[g] 
Microbreweries and micro-distilleries with a tasting room on the property. Indoor and outdoor dining, as regulated for microbreweries and micro-distilleries by the State of New Jersey, shall be permitted on the property. On-site parking does not have to be provided for seating in outdoor dining areas.
[i] 
When a microbrewery, a micro-distillery or a restaurant that either has a liquor license or permits bring-your-own alcoholic beverages to be consumed with a meal from the restaurant, the consumption of alcoholic beverages in the public open space portion of the property shall be prohibited and shall be permitted in a designated outdoor area next to the building exclusive of the public open space on the property. The designated outdoor area shall not exceed 900 square feet and shall be separated from the street line by a five-foot-wide area landscaped with evergreen plants that are maintained at a three-foot height. A three-foot-high fence, which evokes wrought iron construction, or masonry wall shall be provided in the landscaped area along the street line and the public open space. A moveable awning, a trellis, a pergola or a combination of these structures may be constructed over the designated outdoor area without violating front yard setback requirements for accessory uses.
[2] 
Residential uses on upper floors.
[a] 
Up to eight residential apartments on the second and third floors shall be permitted. The maximum residential density permitted on the property shall be 22.22 dwelling units per acre. Residential apartments or flats and offices on the second floor, with the exception that these two uses are not permitted on the same floor.
[3] 
The eastern "tip" of the property shall be dedicated in fee or as an easement to the Township of Eastampton for the purpose of providing public open space, which may be developed as a formal sitting area with landscaping and a town clock or other feature that creates a landmark for crossroads of Monmouth and Woodlane Roads. A portion of the public space may be used as an outdoor dining area in conjunction with a restaurant, cafes, coffeehouses and eateries that occupy the first floor of the mixed-use building. A developer's agreement shall be executed with the Township of Eastampton to establish:
[a] 
The amount of the property that shall be dedicated to the Township of Eastampton for open space purposes;
[b] 
The method by which the dedication of the open space shall be dedicated to the Township of Eastampton, such as in fee or an easement;
[c] 
The responsibilities, duties and obligations of the eating establishment on the property for the cost and execution of maintenance, repair and upkeep of the outdoor dining area in the public open space;
[d] 
The requirement of the developer of the property that shall be responsible for designing, constructing and installing the improvements and landscaping for the public open space to the satisfaction of the Township of Eastampton, minus the landmark feature which will be the responsibility of the Township of Eastampton to raise funds for the purchase and installation of the feature;
[e] 
The area of the public open space that shall dedicated as an easement for traffic signal purposes to Burlington County;
[f] 
The process to accept and approve easements for public improvements, such as sidewalks, storm drainage infrastructure and other improvements that have a public purpose, to be located on the public open space; and
[g] 
Other provisions that may arise during the course of the Land Use Board and the Mayor and Council reviewing the site plan application and relative redevelopment documents pertaining to the property.
(2) 
Accessory uses.
(a) 
Any accessory use customarily incidental to permitted residential and nonresidential uses, except sheds.
(b) 
Signs according to the provisions set forth in §§ 540-53 through 540-58.
(c) 
Fences and walls according to the provisions set forth in §§ 540-59 and 540-60.
(d) 
Off-street parking facilities according to the provisions set forth in §§ 540-61 through 540-62.1.
(e) 
Off-street loading spaces, ramps and structures according to the provisions set forth in in § 540-63. Off-street loading spaces, ramps and structures are prohibited in the front yard.
(f) 
Trash and recycling enclosures.
(g) 
Permanent electric power generators.
(3) 
Conditional uses.
(a) 
Home occupations pursuant to § 540-52.
(4) 
Bulk, area and yard requirements for the TCO-3 District.
Principal Building Requirement
Required/Permitted
Minimum lot area
15,000 square feet
Minimum front yard setback
0 feet
Maximum front yard setback
5 feet
Minimum side yard setback
See § 540-44O(4)(a)
Minimum gross floor area ratio
0.15
Maximum density
22.22 dwelling units per acre
Maximum building height
48 feet, 3 stories
Maximum impervious lot coverage
80%
Maximum building length
65 feet
(a) 
Side yard. The property shall have one side yard, which is formed by its western property line that fronts along the ten-foot-wide alley right-of-way. This frontage along the alley right-of-way shall not be considered a front yard. This redevelopment plan recommends the Township of Eastampton vacate the ten-foot-wide alley right-of-way and offer half of the right-of-way to the adjoining property owners. If the owners of adjoining Lots 2 and 3.01 in Block 503 are uninterested in acquiring half of the right-of-way, the entire right-of-way should be offered to the owner of the property. If the alley right-of-way is vacated and half or all of the right-of-way becomes part of the property, the new property line shall be considered a side lot line from which the side yard setback shall be measured. The minimum side yard setback to a principal building on the property shall be 50 feet, and the minimum side yard setback to accessory uses, such as a parking lot, trash/recycling enclosure and similar structures and improvements, on the property shall be five feet.
(b) 
Permitted encroachments from principal buildings. The encroachments shall comply with § 540-44N(4)(b)[1][a].
(c) 
Upper floor residential units shall have a separate entrance on the first floor that is not shared with commercial uses on the first floor.
(5) 
Design standards.
(a) 
Parking and loading.
[1] 
Off-street parking may be provided in any yard space for commercial uses but shall not be closer than 15 feet to any street line or five feet to any other property line.
[2] 
The driveway from Woodlane Road shall provide only a right-in movement to access the property and shall be no more than 18 feet wide along the driving lane. The driveway from Monmouth Road shall provide full movement for ingress and egress to and from the property. The width of the driveway along its driving lane shall be no more than 24 feet. The width of the driveways at the street curbline for Woodlane Road and Monmouth Road shall be approved by the Land Use Board Engineer and the Burlington County Planning Board.
[3] 
When a parking area for four or more vehicles adjoins a residential area, a planted buffer strip at least five feet wide shall be provided between the parking area and the adjoining property.
[4] 
On-site parking does not have to be provided for seating in outdoor dining areas for restaurants, cafes, coffeehouses, eateries, microbreweries and micro-distilleries.
[5] 
In addition to requiring two parking spaces per dwelling unit, at a minimum one parking space shall be assigned to each dwelling unit by demarcating the space with signage and pavement markings.
[6] 
Microbreweries and micro-distilleries: one space for every three seats in the tasting room.
[7] 
For the property off-street loading may be permitted on-site within the driving aisle of the parking lot. Deliveries shall be coordinated in such a manner so as to avoid conflicts with daytime operations of the commercial uses and during the hours of 7:00 p.m. to 7:00 a.m. to avoid disturbing on-site residents and surrounding residential uses.
[8] 
Off-street parking may be provided in any yard space for commercial uses but shall not be closer than 15 feet to any street line or five feet to any other property line.
(b) 
Design standards. Additional design standards are set forth in § 540-44Q.
P. 
Prohibited uses in all redevelopment districts.
(1) 
Uses requiring storage or display of goods outside a fully enclosed building.
(2) 
Lumberyards.
(3) 
Junkyards and salvage yards.
(4) 
Sexually oriented businesses including establishments that are commonly marketed as adult (male or female) entertainment clubs featuring exotic and/or nude dancing, adult book, video and/or gift stores, and massage parlors.
(5) 
Manufacturing and other commercial uses deemed to be hazardous in the Building Code.
(6) 
Automobile sales, services, pumping stations, car washes and detailing shops, unless expressly permitted in a redevelopment district.
(7) 
Kennels, veterinary hospitals and facilities for boarding and grooming of animals, unless expressly permitted in a redevelopment district.
(8) 
Any uses not expressly permitted in a redevelopment district.
Q. 
Design standards.
(1) 
Buildings.
(a) 
The front facades of buildings shall be oriented to streets and internal drives, regardless of whether they are public or private.
(b) 
Building variation. Building designs shall vary in terms of footprint, architectural elevations, window placement, roof type, facade material, articulation of facade to avoid large expanses of straight, flat building faces, building height, front entrance, and porch locations. Colors, materials, and architectural details should establish a harmonious and unified theme.
(2) 
Fences, decorative walls, and hedges.
(a) 
Walls and fences shall be architecturally compatible with the style, materials and colors of the principal building on the same lot. Front yards may have the following treatments: brick walls with a stone or cast-stone cap, or synthetic picket fences, and decorative metal or cast-iron fences. Walls shall be built of brick that match the principal building. Chain-link fences are prohibited, except for enclosing recreational courts, such as tennis courts and similar facilities, and in-ground pools and associated recreational facilities.
(b) 
Front yard fences shall be set back a minimum of three feet from the paved sidewalk and shall be located on private property.
(c) 
Front yard fences, hedges and walls shall be limited to a maximum of 3 1/2 feet in height above finished ground level. Fences shall be at least 60% solid, unless otherwise required in specific districts. Hedges shall be designed to be completely solid within three years from initial planting. Walls shall be completely solid.
(d) 
Fences shall not conflict with the site distance requirements. Where driveways and private parking access an arterial or collector street, as defined in Chapter 460 of the Eastampton Township Code, a zoning permit for a fence shall be reviewed by the Zoning Officer to certify compliance with all site distance requirements.
(e) 
Side and rear yard fences shall not exceed six feet above finished ground level, except fences that enclose recreational courts, such as tennis courts and similar facilities, shall not exceed eight feet above finished ground level.
(f) 
Highway-style guiderail, stockade or contemporary security fencing such as chain-link, barbed or razor wire, is prohibited, except for chain-link fences that enclose recreational courts as permitted in § 540-44Q(2)(a).
(g) 
A masonry wall, wooden or synthetic fence, trellis or lattice, vegetative hedge, or some combination thereof may delineate side and rear yards of and patio areas for residential units. The height of such yard or patio enclosure shall not exceed six feet above finished ground level and shall be suitable to provide privacy and screen views of neighboring uses, trash receptacles/containers or recycling bins. Enclosures, complete or partial, shall be restricted to three feet beyond the outer edge of the patio and to, if no patio is provided, an area extending no more than 15 feet from the facade of the dwelling in the side or rear yard.
(h) 
On corner lots, such fences shall not be closer to the street side property line than the building setback line.
(i) 
Gates.
[1] 
Gates in fences shall be constructed of the fence material.
[2] 
Gates in walls may be of metal that emulates steel or wrought iron, or wood that complements the architectural style of the principal building and the wall.
(3) 
Decks, patios and terraces.
(a) 
Decks, patios and terraces shall complement the architectural style and design of the dwelling units and the overall project design.
(b) 
Decks shall be constructed no higher than 36 inches from the rear yard grade immediately adjacent to the side and rear wall of the home.
(c) 
Decks shall not be constructed closer than 10 feet to the side and rear property lines for single-family homes and three feet for townhomes.
(d) 
Patios constructed at grade shall not be constructed closer than five feet from the side or rear property line.
(4) 
Pools and spas.
(a) 
All swimming pools shall be an in-ground type, with a maximum of 21 inches above adjacent finished grade.
(b) 
Pools or spas shall not be constructed closer than 10 feet from the side and rear property lines for single-family homes and five feet for townhomes.
(c) 
All swimming pools shall be fenced in accordance with applicable Township zoning regulations.
(5) 
Gazebos, arbors, trellises and pergolas.
(a) 
Gazebos or other similar freestanding accessory structures are permitted in the rear yard only. Maximum height shall not exceed 12 feet above adjacent finished grade, excluding rooftop ornaments; it shall be constructed of wood and shall have a maximum size of 150 square feet.
(b) 
Trellises, arbors and gate arbors are permitted in the side and rear yards.
(c) 
Trellises, arbors and gate arbors shall be proportionately sized for the overall area of the yard and shall not exceed eight feet in height, five feet in width and three feet in depth. They shall be constructed of wood and compliment the architectural style, type and design of the fence or dwelling.
(6) 
Accessory porches.
(a) 
Any porch built by the property owner and not provided by the builder at the time of initial construction shall be considered an accessory porch.
(b) 
Accessory porches shall complement the architectural style and design of the dwelling units and the overall project design.
(c) 
Front accessory porches shall have a minimum depth of six feet and shall be subject to Township ordinance requirements.
(7) 
Parking.
(a) 
Off-street parking.
[1] 
Parking is prohibited within the front setback between the front of the building and the front property line.
[2] 
Parking lots and/or associated driveways may abut and overlap property lines of adjoining nonresidential properties provided appropriate parking/cross-access easements that clearly define all rights and associated maintenance responsibilities are reviewed and approved by the Township Solicitor and are properly executed between affected property owners.
[3] 
Parking spaces and/or associated driveways shall be located a minimum of 10 feet from any side or rear property line, unless otherwise permitted in a specific district.
[4] 
Shared parking shall be encouraged for all commercial parking lots and particularly for those serving mixed-use residential and nonresidential buildings. Where necessary, in parking lots which are serving mixed-use residential and nonresidential buildings, the Land Use Planning Board may, in its discretion, permit a limited amount of parking to be reserved either for residential or specified commercial uses only or may restrict the hours that certain spaces are to be used for residential or commercial uses only. In exercising its discretion to allow any limitations to be placed on the use of any parking spaces, the Land Use Planning Board shall do so with the intent to limit such restrictive use in order to advance the objective of encouraging shared parking.
(b) 
On-street parking. In addition to the off-street parking requirements specified above, on-street parking may be provided to serve customers of commercial uses. Where permitted, commercial on-street parking shall be provided as curbside, parallel, or angle parking located along both sides of the streets on all blocks upon which commercial uses front.
(c) 
Parking lot landscaping, buffering and screening.
[1] 
The design of parking lot layouts, landscaping, buffering and screening shall minimize direct views of parked vehicles from streets and sidewalks along streets. Unless otherwise provided in specific districts, parking lots within public view from streets and sidewalks shall be obscured by a minimum of a three-and-one-half-foot high, year-round, solid hedge or wall or combination of hedge and wall. Such hedges, walls and combinations of hedges and walls shall not interfere with lines of sight for the safety of motorists entering and existing the parking areas and pedestrians utilizing sidewalks that serve the parking areas and drives.
[2] 
All parking lots shall be landscaped to provide shade and aesthetic views achieved by the arrangement of interior planting islands at least 10 feet wide that separate rows of parking spaces from other rows of parking spaces and parking spaces from driveways and interior driving lanes, and landscaping, fencing and walls along the perimeter of parking lots according to the requirements of § 540-64.
[3] 
The design of parking lots shall include pedestrian circulation including, but not limited to, sidewalks in planting islands, and pedestrian crosswalks in paved areas distinguished by textured materials, such as colored concrete pavers or colored stamped concrete, and thermoplastic paint or other types of paint acceptable to the Land Use Planning Board engineer. The pedestrian circulation in parking lots shall be integrated with the overall pedestrian circulation of the site and surrounding areas.
(d) 
Residential driveways and garages.
[1] 
With the exception of lots that do not back up to alleys or lanes and lots with double street frontages whereby the driveway traverses a front yard to access an interior street of a development and/or a street subordinate to arterials and primary and secondary collectors, driveways and driveway access shall be prohibited in any front yard area.
[2] 
Driveways for attached and detached single-family dwelling units and duplex dwelling units that are accessed through the front yard area shall be no wider than 10 feet. For shared driveways serving no more than two townhouse dwelling units the maximum driveway width shall be 20 feet. Parking for all dwelling units shall be prohibited within the front yard setback, except for lots that do not back up to alleys or lanes and lots with double street frontages whereby the driveway traverses a front yard to access an interior street of a development and/or a street subordinate to arterials and primary and secondary collectors.
[3] 
Driveways for detached and attached single-family dwelling units and duplex dwelling units shall be set back at least three feet from side property lines.
[4] 
Driveways for townhouses may have a zero setback from side property lines, provided that such driveways are shared between two townhouse units and the opposing sides of the driveway that are not shared are set back at least three feet from the other side property lines.
[5] 
Garages shall be located to the rear of the principal building when a rear alley or lane access is provided. Garages may be located in front of a principal building when the lots on which they are located do not back up to alleys or when the lots have double street frontages and the driveways to the garages access an interior street of a development and/or a street subordinate to arterials and primary and secondary collectors. The regulations of the districts in which the proposed housing shall control garage setbacks.
[6] 
Garages on corner lots for attached and detached single-family dwelling units, duplex dwelling units, and townhouse dwelling units may be accessed from side streets provided the entrances of the garages are setback at least 10 feet from rear corner of the dwelling units. For attached garages that are incorporated into the dwelling units, the entrances to the garages and their driveways shall be setback a sufficient distance from the intersection of the streets to ensure safe circulation and movement of motor vehicles and to provide safe sight distances for motor vehicles, pedestrians and bicyclists. The Board engineer shall determine the safe setback distances for garages and driveways.
[7] 
Garages in multifamily dwellings and their corresponding driveways. Garages incorporated into multifamily dwellings and their corresponding driveways shall be prohibited in any front yard area. Access to the garages and driveways shall be gained internally from the multifamily development. The side yard setbacks of the driveways shall comply with side yard setbacks for multifamily buildings as set forth in the district in which such buildings are proposed.
(8) 
Nonresidential use design standards.
(a) 
Pedestrian connections shall be provided from nonresidential and mixed nonresidential and residential developments to adjoining streets and open space areas.
(b) 
Restaurants, cafes and eating establishments shall be permitted to operate outdoor dining areas on sidewalks, including areas within the public right-of-way and in courtyards, provided pedestrian circulation and access to entrances of adjoining buildings are not be impaired, and the following standards are met:
[1] 
To allow for safe and unimpeded pedestrian circulation, an unencumbered area of passage at least five feet wide along adjoining sidewalks and to the entrance of the establishment and adjacent businesses shall be maintained free of tables, seats and other obstacles.
[2] 
Planters, posts with attractive ropes and/or chains, ornamental metal and/or wrought iron railings, or other removable enclosures, all of which shall be approved by the Land Use Planning Board, shall be used as a way of delineating an outdoor dining area.
[3] 
Extended awnings, canopies, or large umbrellas shall be permitted and located to provide shade. Colors of the shade-producing items shall complement building colors.
[4] 
Additional trash and recyclable receptacles shall be provided for outdoor dining.
[5] 
Tables, chairs, planters, trash receptacles, and other elements of street furniture shall be compatible with the architectural character of the building where the establishment is located.
[6] 
Operators or owners of establishments shall be responsible for trash collection and maintain a litter-free and well-kept appearance within and immediately adjacent to the area of their activities.
(c) 
Drive-through facilities shall be screened with plantings, privacy fences, and/or architectural walls to minimize their visibility and may be located under upper-story cantilevered floors. In all cases, drive-through facilities must be located in the rear of the building.
(d) 
Required loading and service areas. When required, loading areas and/or docks, solid waste facilities, recycling facilities, and other service areas shall be placed to the rear or side of buildings in visually unobtrusive locations. Screening and landscaping shall be provided to minimize direct views of the loading areas and their driveways from adjacent properties or from the public right-of-way. Screening and landscaping shall also be provided to minimize spillover glare, noise, or exhaust fumes. Screening and buffering shall be achieved through walls, fences, and/or landscaping. Screening shall be a minimum of six feet high and shall obscure required loading and service areas and the receptacles within the areas. Recesses in the building may be used to facilitate screening.
The LRHL, at N.J.S.A. 40.A.:12.A.-7.a.(3), requires the redevelopment plan to indicate:
Adequate provision for the temporary and permanent relocation, as necessary, of residents in the project area, including an estimate of the extent to which decent, safe and sanitary dwelling units affordable to displaced residents will be available to them in the existing local housing market.
A. 
The redevelopment plan requires no temporary/permanent resident relocation because none of the dwellings existing in the redevelopment areas are planned to be disturbed, altered or razed and all of these dwellings will remain intact so that the residents will continue to enjoy their current use and occupancy of the dwellings.
The LRHL, at N.J.S.A. 40A:12A-7a(4), requires the redevelopment plan to indicate:
An identification of any property within the redevelopment area, which is proposed to be acquired in accordance with the redevelopment plan.
No properties within the redevelopment area are proposed to be acquired for the implementation of this redevelopment plan.
The LRHL, at N.J.S.A. 40A:12A-7a(5), requires the redevelopment plan indicate:
Any significant relationship of the redevelopment plan to: (a) the Master Plan of contiguous municipalities; (b) the Master Plan of the county in which the municipality is located; and (c) the State Development and Redevelopment Plan adopted pursuant to the "State Planning Act," P.L. 1985, c. 398 (C.52:18A-196 et seq.)
A. 
Contiguous municipalities.
(1) 
Lumberton Township. Lumberton Township is located about two miles south of the southern edge of the redevelopment area. It shares a portion of Eastampton Township's southern municipal boundary in the vicinity of Route 38 near the waste management landfill. Implementing the redevelopment plan with a mix of residential and commercial uses would have no negative effect on Lumberton Township.
(2) 
Mount Holly Township. A portion of Eastampton's western municipal boundary is shared with Mount Holly Township. A portion of the redevelopment area is located about 1,300 feet from the Mount Holly municipal boundary. The lands in Mount Holly adjacent to the municipal boundary are planned for residential development and zoned R-1 Residence District that permits single-family dwellings on 15,000-square-foot lots. The lands in Eastampton between the municipal boundary and the redevelopment area are planned for residential development and zoned R-H Residential High Density (developed with garden apartments) and TCR Town Center Residential (developed with mostly 11,250-square-foot lots). Redeveloping a portion of the redevelopment area with 100% affordable housing and a mix of commercial and residential uses would have no negative effect on Mount Holly Township.
(3) 
Pemberton Township. Pemberton Township is located about one mile from a portion of the redevelopment area and shares Eastampton's eastern municipal boundary that is formed by Route 206. Redeveloping the redevelopment area with a mix of housing and commercial uses would have no negative effect on Pemberton Township.
(4) 
Southampton Township. Southampton Township is located more than 2 1/2 miles from the redevelopment area. It shares a portion of Eastampton's southern municipal boundary. Implementing the redevelop would have no negative effect on Southampton Township.
(5) 
Springfield Township. Springfield Township shares Eastampton's northeastern municipal boundary and is located more than two miles from the redevelopment area. Redeveloping the redevelopment area with a mix of residential and commercial uses and 100% affordable housing would have no negative effect on Springfield Township.
(6) 
Westampton Township. Westampton Township is located about 1/4 of a mile north of a portion of the redevelopment area proposed for 100% affordable housing. It shares Eastampton's northwestern municipal boundary. The lands in Westampton that are adjacent to the Eastampton municipal boundary are planned for residential development and are zoned R-3 Residential District, which permits a variety of residential development ranging from one-acre lots served by septic systems and individual wells to 20,000-square-foot lots and multifamily dwellings developed at 10 units per acre served by public sewers and water supply. The redevelopment consisting of 100% affordable housing would have no negative effect on Westampton Township.
B. 
Burlington County.
(1) 
Burlington County lacks a county Master Plan. The county has relied on the 2001 New Jersey State Development and Redevelopment Plan as its Master Plan. In 2008, the county prepared, with the participation of 13 municipalities in the Northern Burlington County region that includes Eastampton Township, a growth and preservation plan (GAPP).
(2) 
The GAPP provides a vision for the region that is based on balancing growth and preservation. The following vision statements of the GAPP apply to the redevelopment plan for the property:
(a) 
New growth and development that occurs in the form of livable, lively hamlets, villages and towns which are the result of redeveloping existing centers and developing new centers, and avoiding low-density rural and suburban sprawl that consume vast amounts of the countryside.
(b) 
Housing stock that is attractive and accessible to households and individuals of diverse social backgrounds and economic means.
(c) 
Land use patterns that support multiple modes of transportation including but not limited to, the pedestrian, bicycle, automobile, buses and farm equipment, and reduce reliance on single-occupancy vehicles.
(d) 
The GAPP recommended numerous policies to achieve the balance of growth and preservation in the region. The following policies are provided in the GAPP for Eastampton's vision for creating a new town center that pertains to the property in this redevelopment plan.
(e) 
There are a number of existing places within North Burlington County's suburban (PA2) planning areas. All of these have sewer service and the ability to provide service to adjacent tracts that may be appropriate to accommodate additional growth in accordance with the planning areas' policy objectives.
(f) 
Eastampton Village in Eastampton Township, at the border of the suburban (PA2) and rural (PA4) planning areas, have been planned to be a center-based, mixed-use community that would provide a community of place for a municipality that is otherwise a bedroom suburb of the Mount Holly Regional Center.
(3) 
Redeveloping the redevelopment area with a mix of higher density housing and commercial uses in Eastampton's Town Center District advances these GAPP vision statements and policies.
C. 
State development and redevelopment plan. In 2001, the New Jersey State Planning Commission reexamined the New Jersey State Development and Redevelopment Plan (SDRP) and adopted a new one. The SDRP designates the Town Center redevelopment area in Eastampton Township as part of the suburban (PA2) planning area, which ". . .is generally located adjacent to the more densely developed Metropolitan Planning Area, but can be distinguished from it by a lack of high intensity Centers, by the availability of developable land, and by a more dispersed and fragmented pattern of predominantly low-density development." (194) SDRP policies for PA2 encourage maintenance, reinvestment and redevelopment to occur within such areas of the state. This redevelopment plan promotes the following PA2 policy objectives of the SDRP provided on pages 198 and 199 of the 2001 plan:
(1) 
Land use. Guide development and redevelopment into more compact forms - Centers and former single-use developments that have been retrofitted or restructured to accommodate mixed-use development, redevelopment, services and cultural amenities. Plan and zone for a wide range of land uses and users, in order to achieve more balanced communities. Seek to better integrate different land uses, and remove or mitigate physical barriers between them. Encourage densities capable of supporting transit. Preserve the environs as parkland, farmland, or partially developed low-density uses without compromising the planning area's capacity to accommodate future growth. This redevelopment plan advances the SDRP land use objective and Eastampton's vision and planning objectives to create a town center anchored by the crossroads of Monmouth and Woodlane Roads. New high-density, mixed-use development that flanks the property has occurred in the Town Center District. Redeveloping the property with a mix of higher density housing and commercial uses within the Town Center District represents the continuation of implementing Eastampton's town center vision and the advancement of the SDRP land use objective for PA2.
(2) 
Housing. Provide a full range of housing choices primarily in centers at appropriate densities to accommodate the area's projected growth. Ensure that housing in general - and in particular affordable, senior citizen, special needs and family housing - is developed with maximum access to a full range of commercial, cultural, educational, recreational, health and transportation services and facilities. Focus multifamily and higher-density, single-family housing in centers. Any housing in the environs should be planned and located to maintain the existing character. This redevelopment plan permits higher density residential housing, 100% affordable housing, commercial uses, and mixed-use residential and commercial uses. As previously discussed, the permitted density is in line with other residential development in the Town Center District. The county-sponsored B1 BurLINK bus service, which runs from Beverly City where it connects with the RiverLINE light rail passenger service to Pemberton Township, traverses through the Town Center District without any stops. The B3 BurLINK bus service also originates in Pemberton Township but terminates in Willingboro Township. Both BurLINK routes connect with New Jersey Transit buses in Mount Holly Township. The density of the Town Center District encourages walking and bicycling and suitable for future public bus service should it be provided. The location of the Town Center District provides access to convenience shopping and services as well as nearby recreational and cultural facilities, such as Eastampton schools and parks and Burlington County's Smithville Park and historic mansion and grounds.
(3) 
Economic development. Guide opportunities for economic development into Centers or existing pedestrian- and transit-supportive single-use areas and target new jobs to these locations. This redevelopment plan permits more housing within the Town Center District to spur future economic development. The increase in demand for local goods and services from more residents in the Town Center District would provide opportunity for job creation.
(4) 
Transportation. Maintain and enhance a transportation system that links centers and existing large single-use areas to each other, to metropolitan planning areas and to major highway and transit corridors. Emphasize the use of public transportation systems and alternative modes of transportation where appropriate and feasible, and maximize circulation and mobility options (including pedestrian and bicycle connections between developments) throughout. Encourage significant redevelopment and intensification around existing and planned rail stations along transit corridors and ferry stations along waterfronts. Promote flexible (variable route) transit and support employer-operated shuttle services. Preserve and stabilize general aviation airports and, where appropriate, encourage community economic development, transportation intermodal hubs, and complementary uses for airport property such as business centers. As indicated in the discussion about this redevelopment plan advancing SDRP housing objectives, the Town Center District in which the property is located is served by county-sponsored bus service, is suitable for future New Jersey Transit bus service and supports pedestrian and bicycle usage.
(5) 
Natural resource conservation. Conserve continuous natural systems, strategically locate open space, and buffer critical environmental sites. Use open space to reinforce neighborhood and community identity, and protect natural linear systems, including regional systems that link into other planning areas. Redevelopment and development of the redevelopment area is directed away from environmentally sensitive lands and toward lands that were previously developed and vacant lands next to developed lands for infill development.
(6) 
Agriculture. Guide development to ensure the continued viability of agriculture and the retention of productive farmland in strategically located agricultural areas and in other adjacent planning areas. Actively promote more intensive, new-crop agricultural enterprises and meet the needs of the agricultural industry for intensive packaging, processing, value-added operations, marketing, exporting and other shipping through development and redevelopment. The redevelopment area does not contain agricultural lands or uses, nor is it contemplated to have agricultural activities.
(7) 
Recreation. Provide maximum active and passive recreational opportunities and facilities at the neighborhood, local and regional levels, by concentrating on the maintenance and rehabilitation of existing parks and open space, while expanding and linking the system through redevelopment and reclamation projects. In the undeveloped portions of this planning area, acquire and improve neighborhood and municipal parkland within centers, and regional parkland and open space either in or within easy access of centers. This redevelopment plan requires the new 100% affordable housing to have on-site recreational facilities and use the community center on the neighboring 100% affordable development. It also requires on-site recreational facilities be provided for various mixed-use developments.
(8) 
Redevelopment. Encourage redevelopment efforts in existing centers and single-use areas, which can be redeveloped into mixed-use areas, and areas within walking distance of train stations or other major public transit facilities. Redevelop at transit-supportive densities, while creating pedestrian-oriented environments. Take full advantage of the opportunities available under the state's redevelopment statutes to promote new centers and retrofit existing areas with mixed-uses and higher densities. To create a new Town Center for Eastampton Township, this redevelopment plan provides for planned, mixed-use redevelopment. The Town Center District is envisioned to be redeveloped with compact, high-density, mixed-use projects that are walkable and supportive of bicycling and future transit bus service. This redevelopment plan permits dense, residential development on the property.
(9) 
Historic preservation. Encourage the preservation and adaptive reuse of historic or significant buildings, historic and cultural sites, neighborhoods and districts in ways that will not compromise either the historic resource or the area's ability to develop or redevelop. Coordinate historic preservation with tourism efforts. The redevelopment area contains no historically significant buildings.
(10) 
Public facilities and services. Phase and program the extension of public facilities and services to support development in centers and ensure adequate levels of public and private services. Encourage jurisdictions to locate all public and private community facilities, schools, libraries, municipal buildings, government offices, post offices, civic, cultural and religious facilities, fire stations, etc., in centers or in proximity to (within walking distance of) centers. Central facilities serving a wide population should be located in or near cores. The redevelopment area is served by public roads, sanitary sewers and water supply. This redevelopment plan requires sidewalks be provided along all public roads and connect them to all on-site residential and commercial development.
(11) 
Intergovernmental coordination. Establish regional approaches to the planning and provision of facilities and services. Create public/private partnerships to locate, facilitate, coordinate and implement new development and redevelopment in centers. The intent and purpose of this redevelopment plan are focused on realizing the town center vision for the redevelopment area. This redevelopment plan represents another mechanism for creating a new Town Center in Eastampton. It is based on the policies, principles, goals and objectives of the SDRP and the county-sponsored GAPP.
The LRHL, at N.J.S.A. 40A:12A-7a(8), requires the redevelopment plan indicate:
Proposed locations for zero-emission vehicle fueling and charging infrastructure within the project area in a manner that appropriately connects with an essential public charging network.
This redevelopment plan requires electric vehicle parking spaces for charging be provided within the redevelopment area according to § 540-62.1 of Chapter 540, Zoning.
The LRHL, at N.J.S.A. 40A:12A-7a(6) and (7), requires the redevelopment plan indicate:
As of the date of the adoption of the resolution finding the area to be in need of redevelopment, an inventory of all housing units affordable to low- and moderate-income households, as defined pursuant to Section 4 of P.L. 1985, c. 222 (C.52:27D-304), that are to be removed as a result of implementation of the redevelopment plan, whether as a result of subsidies or market conditions, listed by affordability level, number of bedrooms, and tenure.
A plan for the provision, through new construction or substantial rehabilitation of one comparable, affordable replacement housing unit for each affordable housing unit that has been occupied at any time within the last 18 months, that is subject to affordability controls and that is identified as to be removed as a result of implementation of the redevelopment plan. Displaced residents of housing units provided under any state or federal housing subsidy program, or pursuant to the "Fair Housing Act," P.L. 1985, c. 222 (N.J.S.A. 52:27D-301 et seq.), provided they are deemed to be eligible, shall have first priority for those replacement units provided under the plan; provided that any such replacement unit shall not be credited against a prospective municipal obligation under the "Fair Housing Act," P.L. 1985, c. 222 (C.52:27D-301 et seq.), if the housing unit which is removed had previously been credited toward satisfying the municipal fair share obligation. To the extent reasonably feasible, replacement housing shall be provided within or in close proximity to the redevelopment area. A municipality shall report annually to the Department of Community Affairs on its progress in implementing the plan for provision of comparable, affordable replacement housing required pursuant to this section.
The LRHL, at N.J.S.A. 40A:12A-7b, provides:
A redevelopment plan may include the provision of affordable housing in accordance with the Fair Housing Act, P.L. 1985, c. 222 (N.J.S.A. 52:27.D-301 et seq.) and the housing element of the municipal Master Plan.
A. 
Inventory of existing affordable housing. During the preparation of Eastampton Township's Third Round Housing Element and Fair Share Plan, the Township became aware of the potential for including existing affordable housing units, which are in the form of garden apartment dwelling units located in Block 600, Lot 2.01. God Squad, Inc., which is the owner of said parcel of land, is a non-profit 501c3 organization that provides scattered-site emergency housing. The non-profit organization declined to participate in the Township's Third Round Housing Element and Fair Share Plan. Nonetheless, the God Squad, Inc. dwellings can be considered affordable. The redevelopment area contains the following affordable units:
Block/Lot
No. of Units
Bedrooms/Unit
Tenure
Level of Affordability
600/2.01
20
1
Rental
Low/moderate; must be verified at time of land development application review
B. 
Plan for provision of affordable housing that is to be removed. The redevelopment plan proposes no removal of affordable housing in the redevelopment areas.
C. 
Plan for provision of affordable housing. The redevelopment plan provides for the creation of affordable housing in the following manner:
(1) 
Section 540-44D TCM3-C1 Town Center Mixed Use 3 District - Commercial 1 District permits: mixed-use development with a maximum density of 10 units per acre and a 20% affordable housing set-aside.
(2) 
Section 540-44J TCAH Town Center Affordable Housing District permits: the development of 112 100% affordable rental housing for families.
(3) 
Section 540-44M TCO1 Town Center Commercial/Professional Office 1 District, Overlay Zone permits: mixed-use development with a maximum density of 10 units per acre and a 15% set-aside for affordable rental units and a 20% set-aside for affordable for-sale units.
The LRHL, at N.J.S.A. 40A:12A-7c., requires:
The redevelopment plan shall describe its relationship to pertinent municipal development regulations as defined in the Municipal Land Use Law, P.L. 1975, c. 291 (N.J.S.A. 40:55D-1 et seq.).
A. 
Relationship to Chapter 460, Subdivision of Land and Site Plan Review, and Chapter 540, Zoning. Section 540-44, Proposed land uses and building requirements, of this redevelopment plan provides specific development regulations that depart from those set forth in Chapter 540, Zoning. This section indicates all of Chapter 460, Subdivision of Land and Site Plan Review, shall apply to the property.
B. 
Site plan and subdivisions of properties in the redevelopment area. The submission and review of site plan and subdivision applications for the property in the redevelopment area shall comply with the provisions of Chapter 460, Subdivision of Land and Site Plan Review, and the Municipal Land Use Law (MLUL) N.J.S.A. 40:55D-1 et seq. Only the Eastampton Township Joint Land Use Planning Board shall hear site plan and subdivision applications for properties in the redevelopment area.
C. 
Powers of the Joint Land Use Planning Board. The Joint Land Use Planning Board shall adjudicate all site plan and subdivision applications for the redevelopment area, and shall be prohibited from considering use variances because only the uses indicated in the redevelopment plan shall be permitted. The Joint Land Use Planning Board may consider and approve bulk variances and design exceptions, if it finds them to be warranted, pursuant to the MLUL, Chapters 460 and 540 of the Eastampton Township Code, and other relevant law.
D. 
Applicability of other regulations. For all other regulations and requirements not addressed in the redevelopment plan, the Eastampton Township Code shall apply. In the case of conflicting or contradicting regulations, the more stringent regulations and requirements shall apply, except for those that are expressly superseded by the redevelopment plan.
E. 
Certification of completion. Any project in the redevelopment area shall be certified as being complete when the property has been developed in accordance with the redevelopment plan, and when the North Hanover Township Building Department has conducted a final inspection of the project and has issued a certificate of occupancy for the project. Upon receiving a copy of the Building Department's certificate of occupancy issued for the project, the North Hanover Township redevelopment entity may, if required, issue a certificate of completion to the redeveloper of the property releasing said redeveloper of any further obligations required under a redevelopment agreement, if one exists and was executed for the project.
The LRHL, at N.J.S.A. 40A:12A-7.d., requires:
All provisions of the redevelopment plan shall be either substantially consistent with the municipal Master Plan or designed to effectuate the Master Plan; but the municipal governing body by adopting a redevelopment plan which is inconsistent with or not designed to effectuate the Master Plan by affirmative vote of a majority of its full authorized membership with the reasons for so acting set forth in the redevelopment plan.
The redevelopment plan is a guide for future development and redevelopment in the redevelopment area and for facilitating economic development activity, new employment opportunities, and bringing underutilized and vacant properties to productive use. The redevelopment plan provides a framework for development requirements and design standards for enhancing and revitalizing the area as well as maintaining the character of the surrounding area.
A. 
The 2023 Master Plan for Eastampton Township provided the following goals and objectives:
(1) 
Goal No. 1: Protect the environment and natural resources.
(a) 
Objective No. 1A: Adopt and implement land development ordinances that protect the riparian area of streams and waterways within the Township and prohibits development within the 100-year flood plain of the Rancocas Creek, Barker's Brook, Powell Run and the tributaries of these streams and waterways.
(b) 
Objective No. 1B: Adopt and implement a land development ordinance that protects freshwater wetlands, vernal pools and aquifer recharge areas within the Township.
(c) 
Objective No. 1C: Adopt and implement a land development ordinance that protects endangered habitats.
(d) 
Objective No. 1D: Prepare an environmental resource inventory (ERI) that would be the basis for adopting and implementing Objective Nos. 1A through 1C. Work with the Delaware Valley Regional Planning Commission to prepare the ERI.
(e) 
Objective No. 1E: Preserve as much of the farmland and open space as feasible. Preserving this farmland will facilitate the attainment of most of the foregoing objectives.
(f) 
Objective No. 1F: Plant disease resistant trees, and adopt and implement ordinances that require the replacement of removed trees in compliance with state regulations.
(g) 
Objective No. 1G: Amend Township landscape design standards to require the use of native plant material and to avoid the use of invasive species for all development applications.
(h) 
Objective No. 1H: Adopt and implement a water conservation ordinance.
(i) 
Objective No. 1I: Prepare a vulnerability assessment, which includes a build-out analysis of future development and an inventory of critical infrastructure, basing it on climate change-related natural hazard projections of the Township provided by the New Jersey Department of Environmental Protection. Prepare a policy statement on the consistency, coordination and integration of such vulnerability assessment with Master Plan elements. Develop and implement strategies and design standards to reduce or avoid risks associated with natural hazards.
(j) 
Objective No. 1J: Establish an ongoing program to educate the public about the importance of protecting the environment and critical resources including, but not limited to, the improper disturbance of vegetation and filling of wetlands and flood plains, preventing the discharge of toxic and hazardous pollutant into groundwater, conserving water and ways to conserve water, the importance of preserving farmland and open space, and the protection of other resources.
(2) 
Goal No. 2: Preserve important agricultural land and open space.
(a) 
Objective No. 2A: Continue partnering with the Burlington County Commissioners to preserve remaining farmland in the Township.
(b) 
Objective No. 2B: Continue partnering with the New Jersey Green Acres Program to preserve remaining open space, particularly environmentally sensitive lands and lands subject to flooding.
(c) 
Objective No. 2C: Continue partnering with the New Jersey Green Acres Program to preserve remaining open space, particularly environmentally sensitive lands and lands subject to flooding.
(d) 
Objective No. 2D: Analyze the suggestions obtained from the public survey for improving preserved open space and parks with recreational amenities, and develop an Open Space and Recreation Plan Element that is based on the analysis.
(e) 
Objective No. 2E: To protect preserved agricultural lands and open space establish the ongoing educational program recommended for Objective No. 1J.
(f) 
Objective No. 2F: Undertake Objective No. 9A regarding suggestions for improving the 167-acre open space parcel bounded by Monmouth, Smithville and Woodlane Roads. Include the findings in an Open Space and Recreation Plan Element.
(3) 
Goal No. 3: Create a town center.
(a) 
Objective No. 3A: Update the redevelopment plan for the town center with a focus on the crossroads. Redeveloping the crossroads area should achieve the following results:
[1] 
Rehabilitate deteriorated and dilapidated housing stock and buildings.
[2] 
Encourage infill development that respects existing land use patterns and the arrangement, size, scale and proportion of surrounding existing buildings and structures.
[3] 
Encourage the adaptive reuse of buildings so that they contribute toward satisfying local housing and business needs including, but not limited to, mixed uses, affordable housing and emergent demand for new and expanding businesses.
[4] 
Develop and implement a menu of financial incentives to encourage housing and building rehabilitation, infill development, adaptive reuse of buildings, and preservation of historically significant buildings.
[5] 
Complete a "complete streets" analysis to identify: gaps in pedestrian and bicycle linkages needed to connect neighborhoods, commercial centers, recreational facilities and parks, and public facilities and services; and where traffic-calming improvements should be made to improve pedestrian, bicyclist and motorized-vehicular safety.
[6] 
Develop and implement an action plan to strengthen and improve neighborhood commercial areas, working with the local business community.
[7] 
Adopt and implement new design standards that require more aesthetic development and redevelopment.
(b) 
Objective No. 3B: Identify the crossroads area with signage and a landmark, such as a town clock or some other identifiable marker, as the "Eastampton Township Town Center."
(c) 
Objective No. 3C: Actively engage local businesses in an ongoing Township-sponsored initiative to learn about the needs, challenges and concerns of the business community, and translate the findings from the initiative into changes needed to local ordinances, new programs to promote the local business community, and partnerships among the business community.
(d) 
Objective No. 3D: Work with state and county economic development agencies, such as the New Jersey Office of Business Advocacy, the New Jersey Economic Development Authority, and the Burlington County Bridge Commission Department of Economic Development, to actively promote Eastampton Township for economic development, and to retain, expand and attract businesses to the Township.
(4) 
Goal No. 4: Achieve a walkable and bikeable community.
(a) 
Objective No. 4A: Prepare a Circulation Plan Element that applies a "complete streets" approach by planning for the safe, convenient and comfortable movement of pedestrians and bicyclists and identifies gaps and deficiencies in sidewalks, paths, trails and bike lanes.
(b) 
Objective No. 4B: Adopt and implement a "complete streets" policy for when Township Council makes decisions for investing in public infrastructure improvements and for when the Joint Land Use Planning Board adjudicates development applications.
(c) 
Objective No. 4C: When reasonable and practical ensure that approved development applications provide for their share of sidewalks and bike lanes.
(d) 
Objective No. 4D: Work with the Burlington County Commissioners to provide for bike lanes and multipurpose paths along the county roads that traverse Eastampton Township and that would connect to the town center, Historic Smithville Park, Smith's Woods, and the Rancocas Valley Regional High School Sports Complex.
(e) 
Objective No. 4E: Pursue outside funding, such as grants, for the construction of sidewalks, trails, paths and bike lanes according to the circulation plan element.
(5) 
Goal No. 5: Pursue and maintain aesthetically pleasing, environmentally and economically sustainable development and redevelopment.
(a) 
Objective No. 5A: Undertake Objective Nos. 1A through 1H, 2A through 2F, 3A through 3D, 4A through 4D, and 9A.
(b) 
Objective No. 5B: Revisit and evaluate the nonresidential zoning districts along Route 206 and the eastern section of Woodlane Road to ensure their permitted principal uses and bulk requirements are beneficial to Eastampton Township vis-a-vis their traffic generation characteristics and their size, scale and proportion to surrounding existing development, respectively.
(c) 
Objective No. 5C: Work with the Burlington County Engineer to develop solutions to traffic issues associated with county highways and their intersections with other county highways and local roads.
(d) 
Objective No. 5D: Actively engage agricultural businesses in an ongoing Township-sponsored initiative to learn about the needs, challenges and concerns of these businesses, and translate the findings from the initiative into changes needed to local ordinances, new programs to promote the agricultural businesses, and partnerships among the business community.
(6) 
Goal No. 6: Expand and strengthen the local economy and tax base to provide needed jobs, goods and services.
(a) 
Objective No. 6A: Undertake Objective Nos. 3A through 3D, 5A and 5B, and 7A through 7C.
(7) 
Goal No. 7: Promote Eastampton as a major recreational destination
(a) 
Objective No. 7A: Actively engage Burlington County and the Rancocas Valley Regional High School in ongoing working relationships to promote the Historic Smithville Park, Smiths Woods, and the Rancocas Valley High School's Sports Complex as major recreational amenities and as a way to encourage non-residents using the amenities to patronize local businesses.
(b) 
Objective No. 7B: Actively engage Eastampton businesses to promote these major recreational amenities in their places of operations, on their websites and through their social media. Work with them to provide promotional items that would be placed in the amenities to inform amenity users about their businesses in Eastampton.
(c) 
Objective No. 7C: Include events scheduled for the recreational amenities on Eastampton Township's calendar that is posted on the Township's website, and strategically promote them through the Township's social media.
(8) 
Goal No. 8: Provide safe, code-compliant housing stock for a diverse cross-section of households and household incomes.
(a) 
Objective No. 8A: Continue complying with Eastampton Township's court-approved Housing Element and Fair Share Plan for providing the opportunity to produce affordable housing in the community.
(b) 
Objective No. 8B: Undertake Objective Nos. A1 through A8.
(c) 
Objective No. 8C: Rehabilitate deteriorated and dilapidated housing stock and buildings.
(d) 
Objective No. 8D: Encourage infill development that respects existing land use patterns and the arrangement, size, scale and proportion of surrounding existing buildings and structures.
(e) 
Objective No. 8E: Encourage the adaptive reuse of buildings so that they contribute toward satisfying local housing and business needs including, but not limited to, mixed uses, affordable housing, and emergent demand for new and expanding businesses.
(f) 
Objective No. 8F: Develop and implement a menu of financial incentives to encourage housing and building rehabilitation, infill development, adaptive reuse of buildings, and preservation of historically significant buildings.
(9) 
Goal No. 9: Improve and carefully expand the municipality's infrastructure, services and amenities to meet current and future needs.
(a) 
Objective No. 9A: Undertake Objective Nos. 2D and 4A through 4D.
B. 
This redevelopment plan comports with the Master Plan's goals and objectives in the following manner:
(1) 
Protecting the environment and natural resources by concentrating development within the Town Center District, avoiding environmentally sensitive wetlands, and reusing and redeveloping properties that are dilapidated, obsolete and/or deteriorated.
(2) 
Preserving important agricultural land and open space by avoiding the development of such lands, concentrating development within the Town Center District, and reusing and redeveloping properties that are dilapidated, obsolete and/or deteriorated.
(3) 
Creating a town center by concentrating new higher density residential development within the Town Center District.
(4) 
Achieving a walkable and bikeable community by concentrating new higher density residential development within the Town Center District, and requiring the extension of sidewalks to existing sidewalks within the Town Center District.
(5) 
Pursuing and maintaining aesthetically pleasing, environmentally and economically sustainable development and redevelopment by requiring the architecture of the new housing to be compatible with the architecture of surrounding housing development and landscape buffers be provided around the perimeter of the new housing development.
(6) 
Expanding and strengthening the local economy and tax base to provide needed jobs, goods and services by increasing the population that would increase demand of goods and services and expanding commercial uses within the Town Center District.
(7) 
Providing safe, code-compliant housing stock for a diverse cross-section of households and household incomes by providing a varied mix of housing types, including needed affordable housing.
(8) 
Improving and carefully expanding the municipality's infrastructure, services and amenities to meet current and future needs by strategically locating new development within the Town Center District where the municipality can more readily provide services and amenities and the infrastructure can more easily accommodate the new development.
C. 
The 2023 Master Plan recommended an overlay zone to achieve the redevelopment of a significant portion of the TCO-1 Town Center Commercial/Professional Office District by permitting mixed-use development consisting of commercial uses on the first floor and residential uses on the upper floors of buildings. The recommended minimum tract size would be 10 acres; however, after examining the TCO-1 District in detail, it was determined that the minimum tract size should be eight acres and Lot 2.01 in Block 600 should be excluded from the overlay zone because it was already developed with affordable housing units. To be consistent with the Master Plan recommendations, the TCO-1 District maintains the maximum residential density of 10 units per acre and the required affordable housing set-asides. The TCO-1 District is a refinement of the requirements for the overlay zone and therefore is substantially consistent with the Master Plan.
D. 
In conclusion, this redevelopment plan is determined to be substantially consistent with and designed to effectuate the 2023 Master Plan of Eastampton Township.