A. 
The Redevelopment Area that is the subject of this redevelopment plan is part of the Greater Renaissance 2000 Planning Area that encompasses seven U.S. census block groups along the Route 27 corridor in both Franklin Township and the City of New Brunswick. (See Exhibit 1, Location Map, included as an attachment to this chapter.) In 1993, a public/private partnership between Franklin Township, the First Baptist Community Development Corporation, the City of New Brunswick and New Brunswick Tomorrow was announced to perform joint planning and redevelopment of the Renaissance 2000 area in order to most effectively use resources in an area that was characterized by community disinvestment.
B. 
Later in 1993, a consultant was hired to prepare a concept plan for the physical and social redevelopment of the Renaissance 2000 area, and in 1994, more than 300 residents, business owners and other stakeholders participated in a community review of that concept plan. In 1995 the concept plan was finalized and approved by the Renaissance 2000 Executive Committee, a body consisting of the Mayors of both Franklin Township and the City of New Brunswick, the Franklin Township Manager, the New Brunswick Director of Planning and Economic Development, the Chairperson of the Board of First Baptist Community Development Corporation, and the Director of New Brunswick Tomorrow. In 1997, a majority of the Renaissance 2000 area in Franklin Township was designated "an area in need of redevelopment" pursuant to the Local Redevelopment and Housing Law (the LRHL, N.J.S.A. 40A:12A-1 et seq.). In 1998, the development proposals contained in the 1995 plan were reviewed by the Executive Committee and revalidated.
C. 
The basic revitalization strategy is to reinforce existing residential, educational, recreational, cultural, employment, transportation and human services systems by adding needed new facilities, jobs and services to create a balanced new community which will provide:
(1) 
A job opportunity or the opportunity to prepare for a job for every household.
(2) 
A continuum of housing choices through financing mechanisms designed to allow individuals and families to move from starter units to full ownership to a retirement life-care community.
(3) 
A continuum of learning opportunities for the preschool, school-age, job-oriented, leisure-time and retirement learners through a range of public and private facilities and programs.
(4) 
Community recreation facilities focused on a new public park with program relationships with the public school, churches, other human services agencies and with local residential organizations.
(5) 
A business- and industry-friendly environment in which existing businesses can expand and to which new businesses are attracted.
(6) 
Design and use regulations and standards that protect and conserve the physical environment, with full and active citizen participation in setting such standards and a review process in which citizens participate.
(7) 
Transportation to provide access to employment, recreational, social and housing opportunities. (Renaissance 2000 Community Revitalization Plan, June 1998).
D. 
Despite the approval of a concept plan for the Area, the plan for the Renaissance 2000 area was never formulated pursuant to requirements of the LRHL. This redevelopment plan acts to incorporate the still-valid recommendations of the 1995 Renaissance 2000 Plan and to plan the remainder of the Area in Franklin Township pursuant to the LRHL.
According to state statute, the redevelopment plan shall include an outline for the planning, development, redevelopment or rehabilitation of the project area sufficient to indicate:
A. 
Its relationship to definitive local objectives as to appropriate land uses, density of population and improved traffic and public transportation, public utilities, recreational and community facilities and other public improvements.
B. 
Proposed land uses and building requirements in the project area.
C. 
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.
D. 
An identification of any property within the Redevelopment Area which is proposed to be acquired in accordance with the redevelopment plan.
E. 
Any significant relationship of the redevelopment plan to:
(1) 
The Master Plans of contiguous municipalities;
(2) 
The Master Plan of the county in which the municipality is located; and
(3) 
The State Development and Redevelopment Plan adopted pursuant to the State Planning Act, P.L. 1985, c. 398 (N.J.S.A. 52:18A-196 et seq.).
A. 
Physical and social revitalization planning targeted within the Renaissance 2000 has been on-going for almost a decade. This planning was begun at the grass roots level by several community-based organizations that joined together in the early 1990s with the host municipalities to pool resources and to promote efficient, consensus-based revitalization of the Area. The three principal nongovernmental organizations which operate within the Renaissance 2000 area are:
(1) 
The First Baptist Community Development Corporation (FBCDC).
(a) 
FBCDC is an off-shoot of the First Baptist Church of Lincoln Gardens created in 1993 to serve the community through social, educational and economic development programs. FBCDC is the management entity for Renaissance 2000 and essentially coordinates planning and human services activities in the Renaissance 2000 area. FBCDC's primary responsibilities in the Renaissance 2000 area include:
[1] 
Administration of and application for federal and state grants for projects in the Area including UCC-related assistance.
[2] 
Management of loan funds and programs including human services programs.
[3] 
Intermediary in arranging project financing.
[4] 
Review of project plans within the Area.
[5] 
Selection of projects for funding assistance.
[6] 
Manage process of developer and design team selection and developer negotiation.
[7] 
Coordination and consensus building of revitalization efforts between Franklin Township, New Brunswick and the residents of the Area.
(b) 
FBCDC has created several subsidiary companies. CDC Properties, Inc. manages the acquisition, development, redevelopment and sale of housing in the Renaissance 2000 area. This includes the Renaissance 2000 Affordable Housing Program, the Hampton Club Condominium Complex Redevelopment in the City of New Brunswick, management of affordable rental housing within the Renaissance area, and a Special Needs Housing Program focused on families affected by HIV/AIDS. The Renaissance Community Development Credit Union (RCDCU) works with area residents to develop their credit and increase their self-sufficiency. The Renaissance Economic Development Holding Corporation focuses its efforts on economic development within the Renaissance area through industrial and commercial ventures. Most recently, the Renaissance Employment & Training Academy, (RETA), was created. This entity provides basic skills, computer literacy, and industry-specific customized training to area residents and employees.
(c) 
The Renaissance Neighborhood Association is managed by the FBCDC and plans to incorporate as a stand-alone entity within the next year. This organization is comprised of residents, business owners and employees and service providers from within the Renaissance area.
(2) 
The Antioch Community Development Corporation. The Antioch CDC is an off-shoot of the Antioch Christian Church whose focus is residential development of the Area surrounding Antioch Christian Church in New Brunswick.
(3) 
New Brunswick Tomorrow. This organization focuses mainly on human capital development in the Area.
B. 
Urban Coordinating Council Neighborhood. In March 1996, the Renaissance 2000 area was designated an Urban Coordinating Council (UCC) Neighborhood, which provides the Area with special technical assistance from the state and priority for competitive funding opportunities. Numerous other state agencies and departments have provided funding and technical assistance for the redevelopment and provision of human services in the Area.
C. 
Community enhancement programs. Efforts in the Area to improve social conditions and to revitalize the built environment of the Renaissance 2000 area has yielded many community enhancement programs. The following list is representative of the programs currently under operation in the Redevelopment Area. Funding and incentive programs for the Area are contained in the project funding and incentives section of the plan.
(1) 
Renaissance Community Development Credit Union provides access to credit for area residents and provides all general banking services.
(2) 
Franklin Township Neighborhood Preservation Program encourages property maintenance within the community.
(3) 
Community Clean Up Program is a UCC-assisted program which provides institutionalized workers from the Department of Corrections to clean public areas within the Area.
(4) 
Franklin Township Neighborhood Police Team provides two permanent police officers at the Parkside community and established a satellite police station at the Franklin Township Housing Authority on Parkside Street. The police team works closely with the Parkside Crime Watch and Citizen Patrol.
(5) 
Employment and training programs: Renaissance 2000 Distance Learning Center, Renaissance 2000 Employment Initiative and Green Thumb.
(6) 
Health and Human Service Programs: Family Support Services Center, Harvest of Hope, Renaissance Youth Partnership Program, Brothers Working Together, Men of Tomorrow, Sisters Circle, Young Mothers Program, Renaissance 2000 Basketball League and other sports leagues, School Base Program, Youth Services Program, Franklin Child Care Program, and Parent Infant Care Center.
A. 
Design.
(1) 
It is the paramount design goal of the Redevelopment Area to improve the visual environment and to promote neighborhood pride and public safety. Design strategies for visual improvement include employing standards such as setback, building, signage, landscaping and prohibiting parking in front yard setbacks. Certain uses which typically require outdoor storage of products are not recommended to front on Route 27 to limit their visual intrusion. Uses along Franklin Boulevard are recommended to have a similar design theme to make this entrance into Franklin more of a gateway. Senior housing is recommended to be located adjacent to the existing Williams Park so that the park resource, as well as the Suburban Bus Lines station can be easily accessed by the senior residents.
(2) 
Pedestrian safety and convenience is enhanced by bringing uses closer to the street and by requiring sidewalks of every development. Streetscape requirements also strive to enhance pedestrian areas.
(3) 
Because the Renaissance 2000 area spans two municipalities along a highway corridor, it is recommended that design standards established herein be mirrored on the New Brunswick side of the Area, particularly in the gateway area of Route 27 and Franklin Boulevard where design is an important component of redevelopment.
B. 
Partnerships. The partnerships forged during the initial planning of the Renaissance 2000 area are strongly supported by this plan as are the creation of new partnerships. Not only is the partnership between FBCDC, Franklin Township, the City of New Brunswick, New Brunswick Tomorrow and Antioch CDC crucial, the continued support of the Neighborhood Council, the residents, business and property owners of the Area as well as public and private entities is equally critical.
A. 
Location.
(1) 
The Renaissance 2000 area is located along the Somerset County/Middlesex County border in the adjoining municipalities of Franklin Township and the City of New Brunswick along State Route 27. (See Exhibit 1, Location Map, included as an attachment to this chapter.) The area is accessible from several roadways of regional importance including US Route 1, Route 27, Route 206 and Interstate Route 287.
(2) 
The Redevelopment Area in Franklin Township that is the subject of this plan is approximately 156 acres in area and is located along Route 27, which connects the Area to Edison, Woodbridge and points north, and Princeton to the south. The City of New Brunswick is directly adjacent to the Area, to the south of Route 27. The Redevelopment Area spans the length of Route 27 in Franklin from the Amtrak rail line south of Churchill Avenue to the Franklin/New Brunswick border north of Home Street. The northern boundary of the Area is varied, but is generally south of Hamilton Street.
B. 
Area description.
(1) 
The Redevelopment Area contains a mix of uses including single- and multifamily residential, large- and small-scale commercial, industrial and public and institutional uses. The industrial uses are generally concentrated at the western end of the Area while the commercial uses are concentrated along Route 27. Residential uses are generally located along side streets that radiate from Route 27. The First Baptist Church is within the Area on Route 27 between Millstone Road and Stone Place and Naaman Williams community park is located between Parkside Street and Matilda Avenue, south of Mark Street. A portion of the Parkside community (Department of Housing and Urban Development funded) is also located within the Redevelopment Area.
(2) 
The following properties in the Hamilton Street sub area are deleted from the redevelopment plan:
Block 103, Lot 9
Address: 1000 Hamilton St.
Block 103, Lot 10
Address: 990 Hamilton St.
Block 103, Lot 11
Address: 984 Hamilton St.
Block 103, Lot 12.03
Address: 55 School Ave.
Block 104, Lot 9
Address: 970 Hamilton St.
Block 104, Lot 10
Address: 974 Hamilton St.
Block 104, Lot 11
Address: 980 Hamilton St.
Block 291, Lots 1-3; 25-32
Address: 935 Hamilton St.
Block 291, Lots 4-6
Address: 943 Hamilton St.
Block 291, Lots 7-8
Address: 949 Hamilton St.
Block 291, Lots 9-12
Address: 431 Berry St.
Block 291, Lots 13-14
Address: 427 Berry St.
Block 291, Lots 15-16
Address: 425 Berry St.
(3) 
The following parcels are not subject to eminent domain:
(a) 
Block 167, Lots 16-19.
(b) 
Block 121, Lots 1-13.
(c) 
Block 114, Lots 1-27.
(d) 
Block 177, Lots 27.01, 12-26.
(e) 
Block 180, Lots 67-73, 81-97.
(f) 
Block 181, Lots 25-28, 36-38.
(g) 
Block 185, Lots 1-4.
(h) 
Block 172, Lots 10-23.
(i) 
Block 103, Lots 12.05 and 12.06.
(4) 
The following properties shall be removed and deleted from the redevelopment plan: all lots in Block 108; Lots 15-22 in Block 122; all lots in Block 128; and, Lots 6-17, 33 and 34 in Block 131.
[Added 3-23-2021 by Ord. No. 4336-21]
C. 
Population profile.
(1) 
In 1998, FBCDC prepared a reexamination of the Renaissance 2000 community demographic information. The following population profile summary is descriptive of the entire Renaissance 2000 Area, including the Redevelopment Area that is the subject of this plan.
(2) 
There are approximately 6,850 people living in the Renaissance 2000 Area, which is projected to decrease by 1% to 6,770 by 2007. Although the population is projected to decrease, the number of households in Renaissance 2000 is projected to increase from 1,922 in 1990 to 2,342 in 2007, which is an increase of 22%. Alternatively, the populations in Franklin Township and New Brunswick are projected to increase over the seventeen-year period between 1990 and 2007 by 53% and 13%, respectively, while the number of households in Franklin Township and New Brunswick as a whole is projected to increase by 59% and 9%, respectively. The seeming disparity between decrease in population and increase in number of households can perhaps be explained by the decrease in household size. The number of persons per household is anticipated to decrease in the Redevelopment Area, which follows a national trend.
(3) 
The current racial composition of Renaissance 2000 is approximately 48% Black (according to US census standards), 41% White, 3% Asian and 8% otherwise classified. Fourteen percent of the residents report Hispanic origin. The population of the Area is anticipated to be comprised predominantly of working-age adults in 2007 (65%), while 21% of the population will be under 18 years of age and 14% over 65 years of age.
(4) 
Educational attainment levels in the Area are below state and local levels, although over half (64%) have attained a high school degree, 18% of which have received a college degree. Average median household income in the Area is projected to be approximately $58,500 in 2007, an increase of 24% over the 1990 figure.
D. 
Environmental considerations.
(1) 
Wetlands and floodplains.
(a) 
Although the Area is relatively level in topography, in general it is not significantly constrained by the presence of wetlands or floodplain. There is only one water body in the Area, Mile Run Brook, which is located at the northern end of the Redevelopment Area, north of Home Street. Limited floodplain parallels this water body.
(b) 
NJDEP Freshwater Wetlands Maps for the Area indicate the potential presence of several wetland areas. Only an area-specific wetland delineation will determine the exact extent and location of wetlands and their resource classifications, if any. The preliminary wetlands line is depicted on the Wetlands Map.[1]
(2) 
Site contamination.
(a) 
Due to the current and/or former industrial and commercial uses in the Area, the NJDEP Site Remediation Program List of Known Contaminated Sites in Somerset County was reviewed and contains the following sites within the Redevelopment Area:
Sites With On-Site Sources of Contamination
Site Name
Address
NJDEP
Contact
Case
Identification
Bureau
Number
Buist Inc.
28 Voorhees Avenue
BFO-N
NJP000894683
951101152529
Franklin Township Dept. Public Works
12 Berry Street
BUST
NJD986586832
0063687
Quality Cosmetics
61 Berry Street
BUST
NJL600220792
001
BFO-N
NJL000065540
931124
Sicora Motors, Inc.
541 Somerset Street
BUST
NJD011734951
0145857
Getty, Inc.
669 Somerset Street
BUST
98-01-19-102947
BFO-N:
Bureau of Field Operations-Northern
BUST:
Bureau of Underground Storage Tanks
(b) 
The foregoing sites could be in various stages of property remediation. Examination of the case files is necessary. Environmental assessments of other existing and former commercial and industrial properties are necessary to determine the potential for contamination on such properties.
E. 
Area development projects. Several of the development projects recommended in the 1995 plan for the Renaissance 2000 Area are currently being implemented, either through design or construction. The projects are as follows:
(1) 
Naaman Williams Park improvements. It has been an on-going recommendation of Renaissance 2000 to upgrade and expand Williams Park to meet changing community needs. The Township is currently pursuing the recommendations and has retained a consultant to prepare a concept plan for the redesign of the park. A preferred concept plan has been selected, and will be modified to contain an expanded pavilion and tennis courts. (See Exhibit 3, Concept 1, included as an attachment to this chapter.) The concept plan includes the following:
(a) 
The provision of off-street parking for the adjacent Parkside community.
(b) 
Upgrade of the community pool.
(c) 
Multi-use and softball fields.
(d) 
Basketball and tennis courts.
(e) 
A fitness circuit path and tot-lot.
(2) 
First Baptist Church expansion. Another recommendation of Renaissance 2000 was the expansion of the First Baptist Church and parking area. The expansion is currently underway and will increase the capacity of the church and the parking area.
(3) 
Parkside Street realignment.
(a) 
A recommendation of Renaissance 2000 to examine the realignment of Parkside Street to meet Van Dyke Avenue, across Route 27 in New Brunswick, at a four-way controlled intersection, was preliminarily investigated by a consultant retained by the Township. However, due to public opposition expressed at neighborhood Council meetings and planning concerns brought forth in the NJDOT-sponsored Route 27/Renaissance 2000 Corridor Study for the area, the appropriateness of this realignment was questioned and a stop-work order on the realignment was issued by the Township Council. (See Appendix A.[2])
[2]
Editor's Note: Appendix A is on file in the Clerk's office.
(b) 
A Somerset County Economic Improvement Program grant application was received to study alternative alignments.
(4) 
Other projects. The plan is sensitive to current revitalization efforts in the Area and supports any current efforts that are consistent with the goals and standards of this plan. One development application has been identified as having either Board approval or is under construction in or adjacent to the Area:
(a) 
Jumab Pharmacy. A proposed pharmacy on Block 130, Lots 5-11, received final site plan approval from the Franklin Township Planning Board in April 1997 and is currently under construction. The principal structure will have 3,560 square feet of gross floor area, will be one story in height, and will access Fuller Street. The property owner will dedicate eight feet of its Franklin Boulevard frontage to Somerset County for right-of-way purposes.
(b) 
Utilities infrastructure.
[1] 
The Redevelopment Area is highly suitable for development due to its location along Route 27 and its existing roadway and utilities infrastructure. Utilities available in the Redevelopment Area include public water and stormwater infrastructure, public sewerage, subsurface gas, and aboveground electricity, telephone, and television cable service. The water and sewerage lines are owned and maintained by Franklin Township. Gas and electric service is provided by PSE&G, telephone service by Bell Atlantic-NJ and television cable by TKR Cable. These utilities are located in the roadway right-of-way.
[2] 
According to Township officials, the water, stormwater and sewerage lines are adequate to meet the needs of future commercial operations. Eight-inch diameter water mains are located along Route 27 and Franklin Boulevard in the Area. Six-inch water distribution lines service the adjacent streets. Domestic water is provided by the Elizabethtown Water Co., and sanitary wastes are collected by the Middlesex County Utilities Authority.
(c) 
Roadway infrastructure. Route 27/Renaissance 2000 Corridor Study.
[1] 
Route 27 is an undivided four-lane state highway with no shoulders that has sidewalks on either side for the majority of its length in the Area. Route 27 is characterized by heavy traffic volumes, particularly in the southern portion of the roadway in Franklin and New Brunswick and is the host of above-average accident, specifically pedestrian, levels. In the Renaissance 2000 area, Route 27 is heavily traveled and is perceived to be pedestrian-unfriendly at best.
[2] 
Traffic volumes during the evening peak hour have been recorded at 2,250 vehicles at the intersection of Route 27 and Franklin Boulevard, which increases as one moves southward to 2,864 vehicles at the intersection of Route 27 and Veronica Avenue and decreases as one moves northward to 1,595 vehicles at the intersection of Route 27 and French Street in New Brunswick.
[3] 
NJDOT recently sponsored a study of the Route 27 corridor in and around the Renaissance 2000 area which recommends functional, safety and aesthetic improvements throughout the Area. Conceptual recommendations were presented and discussed with stakeholders in the Renaissance 2000 area, including representatives of Franklin Township. The stakeholders support the recommendations as presented. (See resolution from Township Council in Appendix A.[3]) The goal of the study recommendations is:
[3]
Editor's Note: Appendix A is on file in the Clerk's office.
[4] 
To improve the ability of Renaissance 2000 area residents to safely travel within the Area and access destinations outside the Area; to improve access to commercial and work destinations within the Route 27 corridor; and to maintain regional mobility for thorough traffic, while preventing such traffic from impairing the quality of life for Renaissance 2000 residents (Route 27/Renaissance 2000 Corridor Study, May 1999).
[5] 
The study recommends both aesthetic and circulation improvements, including the promotion of pedestrian and bicyclist safety and increased linkages with the existing bus lines and bus station on Route 27. The following improvements are recommended:
[a] 
Roadway improvements:
[i] 
From French Street to Franklin Boulevard, two travel lanes with a center turning lane (instead of four travel lanes) is proposed. The right-of-way will accommodate a four-foot wide sidewalk and a five-foot wide panel for grass and/or shade tree plantings. A shoulder/bike lane 4.5 feet wide will be provided on both sides of the street. There is also the opportunity for special paving at left-turn locations and along pedestrian crosswalks.
[ii] 
From Franklin Boulevard to How Lane, four travel lanes with a center shared left turn lane are proposed. Driving lanes will be gradually increased between Irving Street and Franklin Boulevard so that four lanes are achieved west of Franklin Boulevard. The right-of-way will accommodate a four-foot wide sidewalk and a three-foot wide panel for grass planting. A three-foot wide shade tree easement will be obtained on the outside of the sidewalk area for shade tree plantings. A five-foot wide shoulder/bike lane will be provided on both sides of the street.
[b] 
Public transportation improvements. Locations for bus pull-out areas (areas recessed into the roadway right-of-way) have been identified in Franklin at the Franklin Boulevard and Route 27 intersection and at the Douglas Avenue and Route 27 intersection in the Redevelopment Area.
[c] 
Pedestrian improvements.
[i] 
Sidewalk construction is proposed for the following roadways in the Redevelopment Area:
[A] 
Both sides of Franklin Boulevard from Route 27 to Frank Street.
[B] 
Both sides of the new Matilda Avenue From Route 27 to Hamilton Street.
[C] 
The west side of Douglas Avenue from Route 27 to Kathryn Street.
[ii] 
The concept plan proposes installing a pedestrian light at the intersection of new Matilda Avenue and Route 27 to connect the senior housing site in Franklin with the Suburban Bus Lines bus station in New Brunswick.
[iii] 
The City of New Brunswick has indicated that it will receive grant money to install sidewalks along Route 27 in the vicinity of St. Peter's Cemetery.
[iv] 
The study recommends that the intersection of French Street and Route 27 be studied in greater detail to determine potential safety improvements in that area.
[d] 
County roadways.
[i] 
Franklin Boulevard (CR 617) is a four-lane roadway with a fifty-foot right-of-way in the Redevelopment Area, which connects Route 27 with Easton Avenue in the Township. Pavement width is currently 44 feet in the Redevelopment Area. No sidewalk is currently provided along this roadway in the Redevelopment Area. The installation of sidewalks along this roadway from Route 27 to Frank Street is recommended in the Route 27/Renaissance 2000 Corridor Study prepared for NJDOT. Somerset County currently has no plans to alter/improve this road in the Redevelopment Area.
[ii] 
Hamilton Street (CR 514) is a four-lane roadway with a right-of-way of 66 feet in the Redevelopment Area. Sidewalks are in place on the northern side of Hamilton Street in the Area.
[e] 
Local roadways.
[i] 
The local roadways in the Redevelopment Area have fifty-foot-wide rights-of-way with 27 plus feet of pavement width. These local roadways are generally not striped or curbed and do not contain sidewalks in most locations. The 1995 Renaissance 2000 Plan proposed several local street closures to decrease turning movements onto Route 27 and to discourage residential through traffic. In most cases, the effect of the closures can be achieved through more efficient measures, as will be detailed in the circulation plan section of the plan.
[ii] 
Additionally, there are several paper streets within the Redevelopment Area that are indicated on the Township Tax Maps but are currently unimproved. They are:
[A] 
Myrtle Avenue.
[B] 
Marshal Street.
[C] 
Gurley Street.
[D] 
A portion of Baker Street.
[E] 
A portion of Camner Avenue.
[F] 
A portion of Kevin Apuzzio Avenue.
[Amended 5-23-2006 by Ord. No. 3611]
In general, the plan attempts to improve the Redevelopment Area by providing locations and design standards for uses that are currently in demand that will increase job and housing opportunities and community pride in the Area. The specific goals of the plan, in a nonprioritized order, are as follows:
A. 
To promote the effective use of all the Redevelopment Area property and to improve property values within the Area to increase local revenues.
B. 
To direct redevelopment to promote neighborhood pride and activism through job opportunities and aesthetic improvements.
C. 
To improve utilization of land in the Redevelopment Area, which, by virtue of its proximity to transportation and major employment and population centers, could be more effectively employed for the community benefit.
D. 
To foster existing partnerships and to establish new ones, where appropriate.
E. 
To acknowledge the significance of State Route 27 to the Area, and to capitalize on its presence while not exceeding the capacity of local roads within or beyond the Redevelopment Area.
F. 
To improve circulation on Route 27 and local or County roadways while providing for enhanced, safe pedestrian and bicycle circulation.
G. 
To improve the appearance of the Route 27 corridor to provide a positive community identity.
H. 
To coordinate design standards with the City of New Brunswick portion of the Renaissance 2000 Area to create a consistent aesthetic appearance throughout the Renaissance 2000 Area.
I. 
To create a circulation pattern that will serve the planned uses in the Area and that will protect cohesive residential areas from through traffic.
J. 
To improve the public elements of the streetscape through landscaping, street furniture, paving, lighting and pedestrian linkages.
K. 
To provide a variety of housing types for all age groups that will be affordable to those living in the Area.
L. 
To preserve and upgrade existing, stable residential areas.
M. 
To improve Naaman Williams Park to serve a broader range of age groups with a variety of facilities and programs sponsored by public schools, churches, other human services agencies and local residential organizations.
N. 
To incorporate the goals and plans of the property owners to the greatest extent possible in a manner consistent with the plan.
O. 
To create special improvement districts or business improvement districts in appropriate locations.
P. 
To promote the creation of high-quality jobs in the Township that will provide opportunities for both existing residents and as well as for others in the region.
Q. 
To improve local entrepreneurial opportunities through promotion of new and diverse economic activities.
R. 
To maximize the leveraging of public and private funds to accomplish comprehensive redevelopment of the Area.
S. 
To redevelop land occupied by obsolete structures or uses.
T. 
To maintain existing viable residential and business uses during the redevelopment process to prevent continued decline of property values within the redevelopment area.
A. 
The Redevelopment Area in Franklin Township presents many development opportunities due to its location, the resident population base, the high volumes of through traffic and most importantly due to the united efforts of residents, property owners, business owners, community-based groups and governmental entities.
B. 
The plan calls for the following elements:
(1) 
Opportunity for independent, affordable senior housing, an affordable assisted-living facility, a day-care center and generation of associated job opportunities.
(2) 
Improvement of Naaman Williams Park to contain more parking and recreation features in a safer environment.
(3) 
Increased local retail and office entrepreneurial opportunities through the construction of new retail and office space.
(4) 
Infill of existing, stable residential areas with new residential uses.
(5) 
Infill of existing commercial and light industrial areas with new uses and implementation of new design standards.
(6) 
Improvement of the physical appearance of the Area through new design standards, the implementation of new uses and streetscape requirements.
(7) 
Public street improvements to upgrade the road network's safety and circulation for pedestrians and bicyclists as well as automobiles.
(8) 
Provisions for the maintenance and expansion of existing residences and businesses during the redevelopment process.
In order to meet the goals of the plan and to accommodate planned development, improvements to the existing roadway network in the Redevelopment Area are required. (See Exhibit 4, Circulation Improvements Plan, included as an attachment to this chapter.)
A. 
Route 27. The recommendations of the Route 27/Renaissance 2000 Corridor Study have been endorsed by the Renaissance Neighborhood Association and the 1999 Franklin Township Council, and are endorsed by this plan. At this time, they include:
(1) 
Lane reconfiguration changes north and south of Franklin Boulevard.[1]
[1]
Editor's Note: Former Exhibit 5, Renaissance 2000 Proposed Lane Use (Route 27 Intersections), was repealed 3-23-2021 by Ord. No. 4336-21, and replaced with Figure 9, Conceptual Site Plan, which is included as an attachment to this chapter.
(2) 
Pavement markings or other measures including crosswalks to promote safety and aesthetics along Route 27.
(3) 
Installation of a stop light with pedestrian timing at the intersection of newly aligned Matilda Street (Pine Street) and Route 27.
(4) 
Installation of bus pull-outs and bus shelters along Route 27.
(5) 
Addition of shoulders as shared bicycle lanes.
(6) 
Provision of right-of-way or easement for street tree plantings.
(7) 
Further study of the French Street/Route 27 intersection in terms of pedestrian safety.
B. 
Realignment of Irving Street. As an alternative to the realignment of Parkside Street to Van Dyke Avenue in New Brunswick, it was recommended by FBCDC that the realignment of Irving Street to Van Dyke Avenue may be a more beneficial alignment in terms of lesser neighborhood impacts and in terms of engineering. This alternative is recommended for further study, and is part of the grant moneys sought from Somerset County to explore alternatives to the Parkside Street realignment.
C. 
Roadway vacations.
(1) 
Roadway vacations of improved streets are recommended to accommodate the planned uses within the Redevelopment Area. Vacated roadway portions would be deeded to the adjacent property owners. The following vacations in connection with property redevelopment are recommended:
(a) 
Booker Street between Route 27 and Fuller Street.
(b) 
Oak Place.
(c) 
Chester Avenue, High Street, Matilda Avenue West.
(d) 
Stothoff Street west of Pine Street.
(e) 
Kevin Appuzio Avenue south of Myrtle Street.
[Amended 5-23-2006 by Ord. No. 3611]
(2) 
The following unimproved streets should be vacated to adjacent property owners to provide more developable property:
(a) 
Unimproved Gurley Street.
(b) 
The portion of Camner Avenue that is currently unimproved.
(c) 
Myrtle Street.
D. 
Access control.
(1) 
Rather than completely eliminate access to Route 27 at points in the eastern portion of the Redevelopment Area as once recommended, it is now recommended that South Dover Avenue become a one-way street at its Route 27 access point. This will require the implementation of one-way street signage at this location. As the Area redevelops, similar one-way treatment at Route 27 may become necessary.
(2) 
Alternately, Kossuth Street is no longer recommended for one-way treatment due to the limited opportunities for local residents to conveniently access Route 27 via other alternatives. Additionally, Home Street is recommended to remain a one-way street at its Somerset Street terminus.
E. 
Sidewalk installation.
(1) 
The Route 27/Renaissance 2000 Corridor Study also recommended the installation of sidewalks in locations where high volumes of pedestrians were observed walking on either dirt paths alongside roadways or in the roadways themselves. Locations for sidewalks include:
(a) 
The south side of Douglas Avenue.
(b) 
Both sides of Pine Street.
(c) 
Both sides of Franklin Boulevard to Frank Street.
(d) 
The north side of Route 27 from Churchill Street to Veronica Avenue.
(e) 
Sidewalks will be required along all public streets in the Redevelopment Area as the redevelopment process occurs.
F. 
Plan impact on county roadways and drainage facilities.
(1) 
Franklin Boulevard. Sidewalk construction is proposed along Franklin Boulevard. Additionally, it is anticipated that, due to the large lot requirement along this roadway, that the existing number of access points will be decreased, which should lead to better safety and circulation on this roadway. The existing stormwater system along Franklin Boulevard is not anticipated to be adversely impacted by redevelopment in the Area.
(2) 
Hamilton Street. The southern side of Hamilton Street is planned for office use. If office uses are constructed in this area, it is anticipated that traffic movements and volumes into and out of the parcels will increase. Sidewalks will be required in this area. On the northern side of Hamilton Street in the Redevelopment Area, the entrance to the high school may be repositioned from Francis Street to the vacant area between Francis Street and Berry Street, should the Board of Education decide to move forward with its entrance modification and athletic fields plans. The existing stormwater system along Hamilton Street is not anticipated to be adversely impacted by redevelopment in the Area.
Based upon analyses of prior Renaissance 2000 plans for the Area, continued support for those plans and Area opportunities and constraints in their entirety, a land use plan was created to take advantage of existing and potential physical and economic opportunities in the Area and to achieve the goals and objectives of the plan. The proposed land uses in the Area are varied to take advantage of the different opportunities that are present in the Area, and are flexible enough to respond to market conditions at the time of site planning and development. The land uses are proposed for each development district, and standards for each district have been created. The permitted uses and design standards within the various districts and the design standards that apply to the entire Area are detailed in the following district standards and general design standards sections.
A. 
Relationship of plan to the Township Land Development Regulations.
(1) 
The Area shall be redeveloped in accordance with the standards detailed in this Redevelopment Plan. In order to implement the Redevelopment Plan consistent with the goals and objectives herein, the plan supersedes the use, bulk and design standards provisions of this chapter. Other Township regulations affecting development that are in conflict are superseded by this plan, however, existing standards and procedures pertaining to general development procedures and practices including site plan and subdivision standards and procedures, performance guaranties and fees, shall be complied with. In particular, standards for accessory uses associated with existing or infill one- and two-family residential uses, such as fences, walls, pools and home occupations should be taken from this Chapter 112, Land Development.
(2) 
Any deviation from standards of this plan that result in a "d" variance pursuant to N.J.S.A. 40:55D-70d shall be addressed as an amendment to the plan by the Township Council rather than via variance relief through the Township Zoning Board of Adjustment. "C" variance relief pursuant to N.J.S.A. 40:55D-70c may be addressed by the Planning Board through the development application process. All development must be approved by the Township Planning Board and shall be submitted through the normal site plan and subdivision procedures as identified by N.J.S.A. 40:55D-1 et seq.
(3) 
In order to allow existing property owners to utilize their property while the redevelopment plan is being implemented, an Underlying Zone Plan as set forth on the attached map entitled "Renaissance 2000 Redevelopment Zone Underlying Zoning Plan," prepared April 2002 and revised August 2002 is adopted.[2] The permitted uses, bulk standards, and design standards applicable to this underlying zone can be used until if and when a redevelopment project is proposed and implemented. The standards of this underlying zone are added as § 112-280J and shall remain in effect following the expiration of the redevelopment plan.
[2]
Editor's Note: Former Exhibit 7, Renaissance 2000 Redevelopment Zone Underlying Zoning Plan, was repealed 3-23-2021 by Ord. No. 4336-21, and replaced with Figure 11, Building Typology Diagram, which is included as an attachment to this chapter..
B. 
District standards. The following district standards contain information pertaining to the development objective of the parcel, the permitted and accessory uses therein, and the parcel-specific design standards. The general Area-wide design standards contained in the general design standards section below apply to all districts. In addition to the more specific standards provided in this section, also included is the vision statement of the district. This statement serves to guide the prospective developer to achieve what the Township envisions for the specific area in terms of types of uses and design. Developers are encouraged to align their development proposal(s) for their property with the overall vision of the parcel and the Area as a whole. The standards for the development districts are as follows:
C. 
(Reserved)[3]
[3]
Editor's Note: Former Subsection C, Senior housing, was repealed 3-13-2007 by Ord. No. 3661A.
D. 
Infill residential. Redevelopment objective: This district currently contains stable residential neighborhoods and has been designated for infill of single-family and two-family residential uses on vacant lots and maintenance of existing, intact housing. New development in this area is encouraged to coordinate with the existing pattern and appearance of development.
(1) 
Principal permitted uses:
(a) 
Single- and two-family residential.
(b) 
Public use.
(c) 
Place of worship.
[Added 10-22-2019 by Ord. No. 4303-19]
(2) 
Accessory uses: customary, incidental and accessory to the principal use.
(3) 
Standards:
(a) 
Minimum lot area for single-family structures: 5,000 square feet.
(b) 
Minimum lot area for two-family structures and public use: 7,500 square feet.
(c) 
Minimum lot frontage for single-family structures: 50 feet.
(d) 
Minimum lot frontage for two-family structures and public use: 75 feet.
(e) 
Minimum lot depth: 100 feet.
(f) 
Maximum height: 35 feet.
(g) 
Minimum setbacks for principal structures:
[1] 
Front yard: 25 feet.
[2] 
Side yard (each): 8 feet.
[3] 
Rear yard: 25 feet.
(h) 
Maximum lot coverage for one- and two-family residential use: 30%.
(i) 
Maximum lot coverage for public use: 55%.
(j) 
Accessory structures and uses shall be governed as per this Chapter 112, Land Development.
(k) 
Every lot created for one- or two-family residential use shall be capable of containing an "effective square" as indicated in § 112-33.4 with respect to the R-F Zone.
[Added 3-27-2013 by Ord. No. 4008-13]
(l) 
Places of worship in the R-F Zone shall comply with the following bulk, parking and design requirements:
[Added 10-22-2019 by Ord. No. 4303-19]
[1] 
Minimum lot area: one acre.
[2] 
Building setbacks: The walls of the main building or of any accessory structure greater than 200 square feet shall be set back no less than 50 feet from the abutting street right-of-way line(s) (front yard setback) or less than 25 feet from side and/or rear property lines. Accessory structures 200 square feet or less shall be set back no less than 50 feet from the abutting street right-of-way line(s) (front yard setback) or less than five feet from side and/or rear property lines.
[3] 
Building height. The building height shall not exceed 35 feet unless in accordance with §112-28.
[4] 
Lot (building) coverage: 30%.
[5] 
Impervious coverage: 60%. Impervious cover may be increased an additional 10% upon approval by the Planning Board where the parking, drive or pedestrian surface is constructed of pervious pavement material, subject to the same conditions contained in Subsection D(3)(l)[6][b] below.
[6] 
Parking requirements:
[a] 
One parking space per every three seats. One seat shall be considered 22 inches in calculating the capacity of pews or benches. In the event there is no seating provided, parking shall be provided at one parking space for every three persons at the largest anticipated gathering or a minimum of one parking space for every 15 square feet of worship area.
[b] 
Depending on the number of special occasions, the Planning Board may require overflow parking to be constructed of pervious pavement materials. Parking may be banked upon approval of the Planning Board in anticipation of future growth, but it shall be delineated on the plan and included in all coverage calculations and drainage calculations.
[7] 
Design standards.
[a] 
Parking location. The majority of the parking shall be located to the rear of the main structure, with no more than 10% of the total parking located at the front entrance for handicapped accessibility, weddings and funeral services.
[b] 
Parking setbacks and standards. No parking shall be provided within 15 feet of the front property line(s), and no parking or access driveways shall be permitted within any required buffer area required in Subsection D(3)(l)[7][c] below.
[c] 
The following perimeter buffering shall be provided: 15 feet of heavily landscaped buffer containing, at a minimum, a double, staggered row of evergreen trees planted at a maximum of 10 feet on center with a minimum planting height of six feet to eight feet, or approved equivalent; a mix of evergreen and deciduous shrubs; and a six-foot-high, solid, board-on-board fence; or 25 feet of heavily landscaped buffer containing, at a minimum, a triple, staggered row of evergreen trees planted at a maximum of 10 feet on center with a minimum planting height of six feet to eight feet, or approved equivalent; and a mix of evergreen and deciduous shrubs.
[d] 
Lighting shall be designed to minimize glare and spill-over onto adjacent property or into the sky. This shall be accomplished through the use of cutoff fixtures and/or reflectors so that light is directed, as much as possible, to the area intended to be illuminated. The light source shall be fully concealed. Lighting fixtures shall be limited to 15 feet in height and 250 watts in power and shall not exceed 0.0 footcandles beyond the property line zoned or used for residential purposes;
[e] 
No place of worship shall be located on a flag lot as such term is defined in § 112-71.
E. 
(Reserved)[4]
[4]
Editor's Note: Former Subsection E, Gateway commercial, was repealed 3-13-2007 by Ord. No. 3661A.
F. 
Renaissance commercial.
(1) 
Redevelopment objective:
(a) 
The objective of this district is to revitalize the commercial properties and activity in the Area by providing opportunities for existing property owners to continue and upgrade their properties as well as for redevelopment of the properties by redevelopers. Meeting this objective requires design flexibility, which has been provided by tiering the standards for properties in this district by lot size. Larger-scale uses generally require more screening, more landscaping, wider setbacks and less lot coverage. Smaller-scale uses, on the other hand, are generally less obtrusive and so require less in terms of buffering and setbacks.
(b) 
Larger-scale uses are desired on several target blocks within the Area. They are Blocks 171.02, 166, 164, 163, and 152. In addition, the existing office condominiums on Block 171.02, Lot 237.03, at the corner of Henry Street and Route 27 and the properties consisting of Block 171.02, Lots 1, 2, 3, 4, 236.01, 237.02 and 238.02, have been targeted for adaptive reuse as potential residential uses.
(2) 
Principal permitted uses:
(a) 
Retail including restaurant.
(b) 
Office.
(c) 
Financial institution.
(d) 
Public use.[5]
[5]
Editor's Note: Former Subsection F(2)(e), which allowed as a principal permitted use adaptive reuse of existing office condominium structures, which immediately followed this subsection, was repealed 7-16-2013 by Ord. No. 4021-13.
(e) 
Convenience store with filling station. Such use shall be defined as any building, land area or other premises used for a convenience store, which is a store under 6,000 square feet that stocks a range of everyday items such as groceries, snack foods, candy, toiletries, soft drinks, tobacco products, and newspapers, with an associated automotive fueling station which involves the retail dispensing or sales of vehicular fuels but does not include the installation of lubricant, tires, batteries and similar vehicular accessories nor the renting, painting, cleaning, servicing or repair of vehicles.
[Added 4-28-2015 by Ord. No. 4103-15]
(f) 
Self-storage facility. Such use shall be defined as a fully enclosed building or group of fully enclosed buildings containing separate, individual, and private storage spaces of varying sizes available for lease or rent for varying periods of time.
[Added 9-24-2019 by Ord. No. 4299-19]
(3) 
Accessory uses: Customary, incidental and accessory to the principal use, including outdoor dining.
(4) 
Standards.
[Amended 9-24-2019 by Ord. No. 4299-19[6]]
(a) 
Minimum lot frontage: 100 feet.
(b) 
Minimum lot depth: 100 feet.
(c) 
Minimum lot area: 10,000 square feet.
(d) 
Setbacks, coverages and height:
[1] 
Front yard: minimum 15 feet; maximum 25 feet (along Route 27) and maximum 40 feet (along side streets).
[2] 
Side yard (each): minimum 10 feet.
[3] 
Rear yard: minimum 40 feet.
[4] 
Maximum impervious coverage: 85%.
[5] 
Maximum height: 35 feet.
[6] 
Maximum lot coverage: 50%.
[6]
Editor's Note: This ordinance also repealed former Subsection F(5), Standards for lots greater than 20,000 square feet in area, and former Subsection F(6), Standards for blocks along Franklin Boulevard.
(5) 
(Reserved)
(6) 
(Reserved)
(7) 
Standards for permitted adaptive reuse:
(a) 
Minimum lot size: 1.5 acres.
(b) 
Maximum density: 19 units per acre.
(c) 
Minimum setbacks: perimeter setback of 20 feet.
(d) 
Maximum lot impervious coverage: 60%.
[Amended 7-16-2013 by Ord. No. 4021-13]
(e) 
Maximum height: 35 feet.
(8) 
Accessory structure standards:
(a) 
Accessory buildings shall not be located in the front yard and shall have ten-foot minimum yards.
(b) 
Accessory structures shall not exceed a height of 15 feet.
(9) 
Townhouse developments existing within the Renaissance Commercial (RC) Zone as of the effective date of this subsection shall be considered permitted uses, subject to the requirements of § 112-280F(7).
[Added 7-16-2013 by Ord. No. 4021-13]
(10) 
Standards for convenience store with filling station:
[Added 4-28-2015 by Ord. No. 4103-15]
(a) 
Minimum lot size: 1.5 acres.
(b) 
Required access: direct access to Route 27 or access to a secondary street that intersects Route 27 at a signalized intersection.
(c) 
Minimum lot frontage: 150 feet.
(d) 
Parking: one space per 125 square feet of gross floor area.
(e) 
Minimum front, side and rear yard for principal and accessory buildings (including canopy): 40 feet.
(f) 
Maximum lot coverage: 30%.
(g) 
Maximum impervious coverage: 75%.
(h) 
Maximum height: 35 feet; one story.
(i) 
Buffer where adjacent to residential zone: A buffer area at least 20 feet in width shall be provided in all side and rear yard areas that abut a residential zone, except that no buffer area shall be required when an arterial street as shown on the adopted Master Plan of the Township of Franklin is located between the site and the residential zone. Screening within the buffer shall consist of such fencing and/or evergreen plantings so as to create a solid visual buffer as determined by the approving board, at least six feet in height.
(j) 
Compliance with the applicable general design standards in § 112-281.
(11) 
Standards for self-storage facilities:
[Added 9-24-2019 by Ord. No. 4299-19]
(a) 
Minimum lot size: 1.5 acres.
(b) 
Required frontage/access: direct access to Route 27 required. Minimum required frontage on Route 27 is 50 feet.
(c) 
Parking: no less than 10 spaces and such additional spaces as deemed necessary by the Board to serve parking needs for employees and customers of the facility.
(d) 
Minimum yards:
[1] 
Front: 35 feet.
[2] 
Side: five feet (55 feet along side property line(s) directly abutting a residential lot).
[3] 
Rear: 40 feet (55 feet along rear property line(s) directly abutting a residential lot).
(e) 
Maximum lot (building) coverage: 50%.
(f) 
Maximum impervious coverage: 90%.
(g) 
Maximum height: four stories/45 feet.
(h) 
Buffer where adjacent to residential lots. A buffer area at least 20 feet in width shall be provided in all side and rear yard areas where the subject property directly abuts a residential lot. Screening within the buffer shall consist of such walls, fencing and/or evergreen plantings so as to create a solid visual buffer as determined by the approving board, at least six feet in height.
(i) 
Design concept. A holistic approach shall be employed on the overall design of the site and building. The design shall balance the contrast of nearby residential areas and the adjoining heavily trafficked highway with the storage facility successfully transitioning these two neighboring contexts. Appropriate security shall be employed, including appropriate fencing and gate access, as well as internal loading for tenants for safety, protection from the elements, and separation of activity from the neighboring area.
The architecture of the storage facility shall be designed to blend within its environment and shall be a well-designed project that will become an asset to the community. The applicant shall employ creative use of materials that help to blend as well as visually break down the mass of the building as well as take design cues from some of the local materials (e.g., taking on a "modern brownstone" facade, including the use of honed CMU block, glazing, black painted metal, EIFS, and thin brick veneer accents along the entirety of the building). Exterior lighting and signage shall conform with all local codes and requirements. The storage facility shall be parked appropriately, landscaped thoughtfully, and operate efficiently. The facility shall be attractively designed to set the standard for such developments within the Township and for development generally within the Renaissance Redevelopment Area.
(j) 
Compliance with the applicable general design standards in § 112-281.
G. 
Commercial/industrial.[7]
[7]
Editor's Note: Former Subsection G, Commercial/industrial, was repealed 3-13-2007 by Ord. No. 3661A.
H. 
Office/professional.
(1) 
Redevelopment objective: to provide a location for appropriate uses along the Hamilton Street corridor in the Area. This district is envisioned to contain office/professional buildings of up to three stories in height that will provide a transition from the more office and residentially oriented portion of Hamilton Street to the commercial node at Franklin Boulevard/Hamilton Street intersection.
(2) 
Principal permitted uses:
(a) 
Office.
(b) 
Financial institution.
(c) 
Existing residential use.
(d) 
Public use.
(3) 
Accessory uses: customary, incidental and accessory to the principal use, including parking and loading and signs.
(4) 
Standards:
(a) 
Minimum lot area: 10,000 square feet.
(b) 
Minimum lot frontage: 100 feet.
(c) 
Minimum lot depth: 100 feet.
(d) 
Maximum height: 40 feet for office use; 35 feet for residential use.
(e) 
Minimum setbacks:
[1] 
Front yard: 35 feet.
[2] 
Side yard (each): 20 feet.
[3] 
Rear yard: 25 feet.
[4] 
Maximum lot coverage: 55% for office use; 30% for residential use.
[5] 
Office uses shall be permitted access only onto Hamilton Street.
[6] 
Accessory structures and uses shall be governed as per this Chapter 112, Land Development.
I. 
Institutional/public.
[Amended 2-26-2008 by Ord. No. 3740]
(1) 
Redevelopment objective: to retain existing public and institutional uses in the Area. These existing uses are permitted to remain and expand within the parameters of the standards set forth herein. The Board of Education property on Hamilton Street was programmed in the Renaissance 2000 plans to contain a new entrance to the High School and to potentially contain athletic fields.
(2) 
Principal permitted uses:
(a) 
Public or institutional use.
(b) 
Houses of worship.
(c) 
Parks and open space.
(d) 
Low- and moderate-income housing consisting of two-family dwellings and age-restricted apartments.
(e) 
Public housing.
(f) 
Existing residential use.
(3) 
Accessory uses: customary, incidental and accessory to the principal use, including office, parking and loading and signs.
(4) 
Standards for existing residential uses:
(a) 
Minimum lot area for single-family residence: 7,500 square feet.
(b) 
Minimum lot area for two-family residence: 10,000 square feet.
(c) 
Minimum lot frontage for single-family structures: 75 feet.
(d) 
Minimum lot frontage for two-family structures: 100 feet.
(e) 
Minimum lot depth: 100 feet.
(f) 
Maximum height: 35 feet.
(g) 
Minimum setbacks:
[1] 
Front yard: 25 feet.
[2] 
Side yard (each): 10 feet.
[3] 
Rear yard: 20 feet.
(h) 
Maximum lot coverage: 30%.
(5) 
Standards for public housing:
(a) 
Minimum lot area: one acre (can be divided across a public right-of-way).
(b) 
Maximum height: 35 feet.
(c) 
Minimum setbacks: perimeter setback of 20 feet.
(6) 
Standards for low- and/or moderate-income two-family dwellings:
(a) 
Minimum front yard setback: 10 feet.
(b) 
Minimum rear yard setback: 20 feet.
(c) 
Minimum side yard setback: 15 feet.
(d) 
Maximum height: two habitable stories/35 feet.
(e) 
Minimum building separation (side to side): 15 feet.
(f) 
Minimum building separation (rear to side): 25 feet.
(g) 
Minimum building separation (rear to rear): 25 feet.
(h) 
Maximum lot coverage: 30%.
(i) 
Maximum impervious coverage: 60%.
(j) 
The design standards of § 112-280K(6) and (7) shall apply, as applicable.
(7) 
Standards for low- and/or moderate-income age-restricted apartments:
(a) 
Minimum front yard setback: 18 feet.
(b) 
Minimum side yard setback: 18 feet.
(c) 
Minimum rear yard setback: 18 feet.
(d) 
Maximum height: 54 feet.
(e) 
Minimum lot size: 70,000 square feet.
(f) 
Maximum density shall be 50 dwelling units per acre.
(g) 
Maximum lot coverage: 35%.
(h) 
Maximum impervious coverage: 70%.
(i) 
The design standards of § 112-280K(6) and (7) shall apply, as applicable.
(8) 
Standards for houses of worship:
(a) 
Minimum lot area: 3 acres.
(b) 
Minimum setbacks: perimeter setback of 25 feet.
(c) 
Maximum number of stories: 35 feet.
(d) 
Maximum height: 50 feet.
(e) 
Maximum lot coverage: 60%.
(9) 
Standards for accessory structures: Accessory structures and uses shall be governed as per this Chapter 112, Land Development.
J. 
The permitted uses, accessory uses and conditional uses, bulk standards and design standards applicable to the R-10 and B-I Zones within the Underlying Zone Plan are as set forth elsewhere in this chapter for the R-10 and B-I Zones respectively.
[Amended 3-27-2013 by Ord. No. 4008-13; 7-16-2013 by Ord. No. 4021-13; 12-8-2020 by Ord. No. 4333-20]
(1) 
The permitted uses, bulk standards and design standards applicable to the NBR Underlying Zone are as follows:
Zoning Standards for Underlying Redevelopment
Area Zone Plan for NBR Zone
Permitted Uses
Neighborhood Business Zone Uses
Single-family Uses
Two-Family Uses
Lot area
20,000 square feet
7,500 square feet
10,000 square feet
Lot frontage
100 feet
75 feet
100 feet
Front yard
20 feet
25 feet
25 feet
Side yard (each)
10 feet/25 feet
8 feet/20 feet
8 feet/20 feet
Rear yard
30 feet
20 feet
20 feet
Lot coverage
40% Building
80% Impervious
20% Building
30% Impervious
20% Building
30% Impervious
Height
30 feet (2 stories)
35 feet (2 1/2 stories)
35 feet (2 1/2 stories)
NOTE:
NBR Zone Development shall also comply with the General Design Standards contained in § 112-281, including streetscape requirements; open space design and landscaping; building design; signage; off-street parking and circulation; storage, service, and loading areas; refuse and recycling collection areas; screening of exterior mechanical equipment; and outdoor dining. Every lot created for one- or two-family residential use shall be capable of containing an "effective square" as indicated in § 112-33.4 with respect to the NBR Zone.
K. 
Churchill-Millstone Redevelopment Area.
[Added 3-13-2007 by Ord No. 3661A]
(1) 
Introduction.
(a) 
The Renaissance Redevelopment Area is located between Churchill and Brookline Avenues along Route 27 and up to several blocks in depth west of Route 27. The redevelopment plan for this area, the Renaissance 2000 Redevelopment Plan, was adopted by Franklin Township in 1999 and subsequently amended in 2000 to clarify which parcels would not be considered for acquisition by the redevelopment agency. Today, aspects of feasibility and highest and best use are reconsidered in light of current market activity, trends and viability. This amendment is proposed as an acknowledgement of those changes in the market and as a corrective strategy for a specific portion of the overall redevelopment area. The following core planning principles incorporated in the Renaissance 2000 Redevelopment Plan, however, will be maintained:
[1] 
The development of a design strategy for the visual improvement of the area; employment of consistent standards for building setbacks and design, signage, landscaping, and parking,
[2] 
The establishment of necessary public involvement and public/private partnerships,
[3] 
Introduction of the Gateway concept; i.e., infill residential and commercial development and redevelopment of the high traffic area along Franklin Boulevard and State Highway Route 27.
(b) 
The Redevelopment Plan Amendment (hereafter referred to as the "plan") will regulate development within the Churchill-Millstone area of the Renaissance Redevelopment Area. This area is located at an important crossroads of Franklin Township and, when properly redeveloped, will serve as an important component of Franklin's desire to create pedestrian-friendly commercial and/or mixed-residential/commercial districts, anchored by residential districts that are respectful of the established character of the surrounding residential neighborhoods. The redevelopment area is bounded by Franklin Boulevard and Churchill Avenue and New Jersey State Highway 27 to Berry and Ellen Streets. It is approximately 45 acres in size. The block/lot description of the redevelopment area is provided below in Table 1.
[Amended 3-23-2021 by Ord. No. 4336-21]
Table 1: List of Blocks and Lots Within the Redevelopment Area
Municipal Tax Block
Tax Lots
109-
1.01
111-
All
112-
All
113-
All
115-
All
116-
All
117-
All
118-
All
119-
All
120-
1.01
122-
1.14, 23-28
129-
1.01
130-
All
131-
1-6, 18-32
132-
All
(2) 
Redevelopment objectives and policy standards.
(a) 
The statements that follow define the intent and purpose within which this plan was created. These statements set forth a series of policies and objectives by which the redevelopment requirements of subsequent sections of this plan will be guided. Similarly, these statements may be used to determine the degree to which future applications for development within the plan area meet plan policies and objectives.
(b) 
It is desired, in the creation and adoption of this plan amendment, to:
[1] 
Create a cohesive sustainable community, introducing a neighborhood that is compact, pedestrian friendly and of mixed use.
[2] 
Create a plan that establishes a positive image and a sense of place, a place to which people will come to enjoy, shop, and live.
[3] 
Establish architectural requirements for the Mixed Use District that complement and contribute to the community and its identity, maintaining an architectural style consistent with the surrounding area while allowing for a blend of modern accents and carrying design threads into the adjacent residential areas of the plan area.
[4] 
To create buildings that present themselves as part of a traditional neighborhood center and not as part of a standardized highway-oriented strip shopping center.
[5] 
Create mixed-commercial/residential buildings and shops that all have frontages on and direct access to the street, and provide for active and attractive storefronts that allow maximum window-shopping potential.
[6] 
Provide a continuum of housing opportunities that include, in part, affordable, age-restricted, and market-rate housing.
[7] 
Reinforce the pedestrian interconnections between the plan area and the uses within the surrounding environs.
[8] 
Accommodate automobiles in a manner that respects the pedestrian spaces and does not compromise the physical form of that pedestrian space.
[9] 
Produce architecture that is distinctive yet linked to its immediate surroundings through building scale and placement.
[10] 
Provide for a variety of public spaces, plazas and open spaces to accommodate a variety of uses.
[11] 
Provide for a mixture of uses and an intensity of development that will create an economically viable and vibrant community.
[12] 
Maximize the use of shared parking on site in the Mixed Use District and permitting on-street parking for visitors in the Residential District.
(3) 
Proposed redevelopment actions.
(a) 
The implementation of this plan will substantially improve and upgrade the Churchill-Millstone Area. The actions outlined herein will provide a uniform and consistent course of action that will displace the adverse influences that led to the deterioration and ultimate designation of the plan area. These actions will include, but not be limited to, the following:
[1] 
Consolidation and resubdivision of land within the plan area into suitable parcels for development for the new residential and/or commercial land uses.
[2] 
Provision of a full range of infrastructure necessary to service and support new development within the plan area.
[3] 
Construction of new structures and complementary facilities that are consistent with the goals and objectives of this plan.
(4) 
Relationship to existing development standards.
(a) 
The areas shall be redeveloped in accordance with the standards detailed in this plan. The plan supersedes the current use, bulk and general design standard provisions of the Township Land Development Regulations for these areas unless specifically referenced. The Township's Zoning Map shall be amended to identify the plan areas.
(b) 
Section 112-284A and B, Administrative and procedural requirements, of the Land Development Regulations of the Township of Franklin shall apply to the plan.
(c) 
Section 112-280A(2), Deviations from standards of the plan, of the Land Development Regulations of the Township of Franklin shall apply to the plan.
(5) 
District regulations. The remainder of the CMMU and CMR zones that have not previously been developed or obtained site plan approval for development prior to January 1, 2021, pursuant to a redevelopment agreement with the Agency, are to be developed in a manner consistent with the Conceptual Site Plan, Conceptual Site Plan-Churchill Avenue, Building Typology Diagram Churchill-Millstone Area and Open Space Framework Plan in Attachments 19, 20, 21 and 22 respectively. Together, these exhibits reflect a revised vision for the redevelopment of the Churchill-Millstone Redevelopment Area which incorporates a greater mix of housing types and densities, a more balanced mixture of market-rate and affordable housing, a reduction in overall density, and a more specific open space plan for the area.
[Amended 9-27-2016 by Ord. No. 4163-16; 3-23-2021 by Ord. No. 4336-21]
(a) 
Density. The maximum permitted density in the CMMU and CMR zones shall be 28 units/acre for any project approved subsequent to January 1, 2021.
(b) 
Open space. The Open Space Plan for the Churchill-Millstone Area is depicted on the Churchill-Millstone Area Open Space Framework Plan (see Exhibit 20 "Churchill-Millstone Area Open Space Framework Plan," included as an attachment to this chapter). It shall be a requirement of any development project approved in the Churchill-Millstone Area subsequent to January 1, 2021 to provide the open space in the specific areas and at the specific acreages as delineated in the Open Space Framework Plan. An open space plan providing for a variety of passive and active recreational areas and amenities the amount and details of which shall be determined in the redevelopment agreement, such as walking, running, yoga, small group games and sports and calisthenics, shall be required to be submitted in connection with any development proposal within the Churchill Millstone Area. The open space plan shall include the provision of the specific area and acreage of open space applicable to the parcels that are the subject of development application, as set forth in the Open Space Framework Plan and provide the location of any other proposed or required open space areas. The amount of area to be devoted to open space for any project shall not be less than 20% of the total amount of the acreage of the parcel(s) for which the redeveloper shall submit a development application to the Planning Board. Accordingly, if the provision of the open space required for any parcel(s) pursuant to the Open Space Framework Plan shall be less than 20% of the total amount of the acreage of the parcel(s) for which the redeveloper shall submit a development application to the Planning Board, the developer shall be required to provide such additional open space as necessary to comprise 20% of the total project acreage. Such open space plan shall comply with the specific design requirements set forth in this section with respect to each district and in the following section with respect to all districts within the area.
(c) 
Affordable housing. All developments approved subsequent to January 1, 2021, shall provide for at least 20% of the residential units to be made available for housing that is affordable to persons of low and moderate income, pursuant to and in compliance with the Fair Housing Act and all applicable COAH Regulations.
(d) 
Aggregate review of density, open space, affordable housing and floor area ratio (FAR) requirements for a comprehensive development project.
[1] 
In the case of a comprehensive phased development proposal approved pursuant to a redevelopment agreement with the Franklin Township Redevelopment Agency that is inclusive of the entirety of the remainder of the CMMU and CMR zones that have not previously been developed or obtained site plan approval for development prior to January 1, 2021, pursuant to a redevelopment agreement with the Agency, (a "comprehensive development"), the foregoing maximum density, minimum open space, minimum affordable housing requirements and modified use requirements shall be permitted in the aggregate such that, with respect to a site plan application for each phase or parcel:
[a] 
A density greater than 28 dwelling units per acre for a specific phase or parcel of the comprehensive development project area may be permitted so long as the total average density of the entire comprehensive development project does not exceed 28 dwelling units per acre;
[b] 
Less than 20% of the area of specific phase or parcel within the project area may be dedicated to open space so long as at least 20% of the total area of the comprehensive development project remains dedicated to open space;
[c] 
Less than 20% of the housing units within a specific phase or parcel may be affordable units so long as at least 20% of the total units of the comprehensive development project are affordable units; and
[d] 
A floor area ratio (FAR) of greater than 2.2 for a specific phase or parcel of the comprehensive development project area may be permitted so long as the FAR for the specific phase does not exceed 2.5 and provided the total floor area ratio (FAR) of the entire comprehensive project does not exceed 2.2.
[2] 
A redeveloper of a comprehensive development may submit separate site plan applications for each phase of a comprehensive development that provide for density, open space, affordable units and/or FAR in greater or lesser amounts than required in Subsection K(5)(d)[1][a] through [d] above and seek approval of consideration of these requirements in the aggregate for a comprehensive development, as set forth above. Such development proposed in a site plan for each particular phase shall be in compliance with the phasing plan and any other applicable terms or conditions of the redevelopment agreement with the Franklin Township Redevelopment Agency to assure that the comprehensive development shall be in compliance with the requirements of Subsection K(5)(d)[1][a] through [d] above.
[3] 
In no event shall any site plan application for a parcel or phase of a comprehensive development be approved at a density greater than 50 dwelling units per acre for a particular parcel or phase, nor shall the aggregate average density of a comprehensive development, that has received site plan approval subsequent to January 1, 2021, be more than 28 dwelling units per acre.
[4] 
Developments that have been completed or have received site plan approval prior to January 1, 2021, pursuant to the Redevelopment Plan shall not be included or counted for purposes of determining the above density, open space, affordable housing or FAR requirements and limitations, which shall apply to all future development that receive development approval after January 1, 2021.
[5] 
Developments that have been completed or have received site plan approval prior to January 1, 2021, pursuant to the Redevelopment Plan shall be considered permitted uses and grandfathered at the previously applicable use and bulk standards reflected on the approved site plans.
(e) 
Mixed use district (CMMU).
[1] 
This district is intended to be the focal point of the redevelopment area. The standards proposed below are intended to fundamentally improve the appearance and character of the redevelopment area.
[2] 
Principal permitted uses:
[a] 
Mixed-use development (i.e., first floor commercial, residential on upper floors).
[i] 
Ground floor permitted principal uses, retail and personal service uses including:
Antique store
Art gallery/shop
Art studio
Bank (except drive-through)
Bed and bath accessories
Bookstore (except adult bookstores)
Boutique
Camera shop
Card/stationery shop
Clothing store
Cosmetics and makeup
Electronics store
Entertainment software; e.g., music stores and videostores (except adult videostores)
Eyeglass and lens shop
Flower shop
Gift shop
Hardware store
Home furnishings and interior design and decorating shops
Houseware shops
Jeweler
Liquor store
Office supplies
Pharmacy
Phone or wireless communications store
Photography studio
Restaurant (except drive-through)
Shoe sale/repair
Sporting goods
Toy store
Martial arts studio
Real estate agency
Tailor
Health club/spa
Financial industry offices
Child care
Other uses of similar nature and intensity
Basement areas may be developed for utilities, waste storage facilities, and for storage of merchandise, goods and supplies of tenants. They must not be occupied by personnel for any purpose other than to load and retrieve stored material and to service the utilities.
Residential apartments and age-restricted apartments shall be a permitted ground floor use only if approved as a Comprehensive Development pursuant to § 112-280K(5)(d).
[ii] 
Second floor and above permitted uses: residential.
[b] 
Single-family detached dwellings.
[c] 
Single-family townhomes.
[d] 
Two-family dwellings.
[e] 
Age-restricted and non-age-restricted apartments shall be permitted uses only if approved as a comprehensive development pursuant to § 112-280K(5)(d). Such uses shall be subject to the area, yard and bulk requirements of § 112-280K(5)(e)[4][a].
[3] 
Accessory uses:
[a] 
Off-street parking and garages.
[b] 
Home occupations as defined in the Land Development Ordinance.
[4] 
Area, yard and bulk requirements:
[a] 
Mixed-use development.
[i] 
Minimum front yard: zero feet. (But shall be a minimum of 15 feet from the curb face to the building face. Along Franklin Boulevard and New Jersey State Highway 27, there shall be a minimum of 20 feet from the curb face to the building face.)
[ii] 
Maximum building height: four stories/45 feet.
[iii] 
Minimum lot size: 30,000 square feet.
[iv] 
Minimum lot width: 150 feet.
[v] 
Minimum lot depth: 150 feet.
[vi] 
Maximum lot coverage: 75%.
[vii] 
Maximum impervious coverage: 90%.
[viii] 
Maximum floor area ratio: 2.2.
[ix] 
Minimum side yard: zero feet.
[x] 
Minimum rear yard: zero feet.
[b] 
Single-family detached dwellings:
[i] 
Maximum number of stories shall be 2.5 stories/35 feet.
[ii] 
Minimum front yard setback shall be 18 feet.
[iii] 
Minimum rear yard setback shall be 30 feet.
[iv] 
Minimum side yard setback shall be three feet for one/eight feet for both.
[v] 
Minimum lot size shall be 3,000 square feet.
[vi] 
Minimum lot width shall be 30 feet.
[vii] 
Minimum lot depth shall be 100 feet.
[viii] 
Maximum lot coverage: 50%.
[ix] 
Maximum impervious coverage: 75%.
[c] 
Two-family dwellings:
[i] 
Maximum number of stories shall be three stories/35 feet.
[ii] 
Minimum front yard setback shall be 18 feet.
[iii] 
Minimum rear yard setback shall be 20 feet.
[iv] 
Minimum side yard setback shall be three feet for one/eight feet for both.
[v] 
Minimum lot size shall be 3,300 square feet.
[vi] 
Minimum lot width shall be 33 feet.
[vii] 
Minimum lot depth shall be 100 feet.
[viii] 
Maximum lot coverage: 50%.
[ix] 
Maximum impervious coverage: 75%.
[d] 
Single-family townhomes:
[i] 
Maximum number of stories shall be three stories/40 feet.
[ii] 
Minimum front yard setback shall be 10 feet.
[iii] 
Minimum rear yard setback shall be 20 feet.
[iv] 
Minimum side yard setback shall be zero for one/five feet at ends.
[v] 
Minimum lot size shall be 2,000 square feet.
[vi] 
Minimum lot width shall be 20 feet.
[vii] 
Minimum lot depth shall be 100 feet.
[viii] 
Maximum lot coverage: 40%.
[ix] 
Maximum impervious coverage: 80%.
[5] 
Existing single-family residences shall be considered a permitted use in the CMMU zone, may be expanded in building footprint by up to 1,000 square feet, and shall be subject to the applicable zoning requirements (e.g., bulk and coverage requirements) of the R-7 Zoning District.
(f) 
Residential district (CMR).
[1] 
The redevelopment objective is to provide quality infill Residential development that is coordinated with the existing pattern and appearance of development and serves as an anchor for the proposed mixed use district (CMMU).
[2] 
Principal permitted uses:
[a] 
Single-family detached dwellings.
[b] 
Single-family townhomes
[c] 
Two-family dwelling.
[d] 
Residential apartments only if approved as a comprehensive development pursuant to § 112-280K(5)(d).
[e] 
Age-restricted apartments only if approved as a comprehensive development pursuant to § 112-280K(5)(d).
[3] 
Accessory uses:
[a] 
Off-street parking and garages.
[b] 
Home occupations as defined in of the Land Development Ordinance.
[4] 
Area, yard and bulk requirements.
[a] 
Single-family detached dwellings:
[i] 
Maximum number of stories shall be 2.5 stories/35 feet.
[ii] 
Minimum front yard setback shall be 18 feet.
[iii] 
Minimum rear yard setback shall be 30 feet.
[iv] 
Minimum side yard setback shall be three feet for one/eight feet for both.
[v] 
Minimum lot size shall be 3,000 square feet.
[vi] 
Minimum lot width shall be 30 feet.
[vii] 
Minimum lot depth shall be 100 feet.
[viii] 
Maximum lot coverage: 50%.
[ix] 
Maximum impervious coverage: 75%.
[b] 
Two-family dwellings:
[i] 
Maximum number of stories shall be three stories/35 feet.
[ii] 
Minimum front yard setback shall be 18 feet.
[iii] 
Minimum rear yard setback shall be 20 feet.
[iv] 
Minimum side yard setback shall be three feet for one/eight feet for both.
[v] 
Minimum lot size shall be 3,300 square feet.
[vi] 
Minimum lot width shall be 33 feet.
[vii] 
Minimum lot depth shall be 100 feet.
[viii] 
Maximum lot coverage: 50%.
[ix] 
Maximum impervious coverage: 75%.
[c] 
Single-family townhomes:
[i] 
Maximum number of stories shall be three stories/3540 feet.
[ii] 
Minimum front yard setback shall be 10 feet.
[iii] 
Minimum rear yard setback shall be 20 feet.
[iv] 
Minimum side yard setback shall be zero for one/510 feet at ends.
[v] 
Minimum lot size shall be 2,000 square feet.
[vi] 
Minimum lot width shall be 20 feet.
[vii] 
Minimum lot depth shall be 100 feet.
[viii] 
Maximum lot coverage: 40%.
[ix] 
Maximum impervious coverage: 80%.
[d] 
Residential non-age-restricted apartments:
[i] 
Maximum number of stories shall be four stories/45 feet.
[ii] 
Minimum front yard setback shall be 10 feet.
[iii] 
Minimum rear yard setback shall be 30 feet.
[iv] 
Minimum side yard setback shall be five feet.
[v] 
Minimum lot size shall be 30,000 square feet.
[vi] 
Minimum lot width shall be 150 feet.
[vii] 
Minimum lot depth shall be 150 feet.
[viii] 
Maximum lot coverage: 65%.
[ix] 
Maximum impervious coverage: 100%.
[Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. IV)]
[x] 
Maximum floor area ratio: 1.25.
[e] 
Age-restricted apartments: The redevelopment objective is to utilize existing underutilized land to provide affordable, independent and assisted-living housing opportunities to senior citizens.
[i] 
Maximum number of stories shall be four stories/45 feet.
[ii] 
Minimum front yard setback shall be 10 feet.
[iii] 
Minimum rear yard setback shall be 30 feet.
[iv] 
Minimum side yard setback shall be five feet.
[v] 
Minimum lot size shall be 30,000 square feet.
[vi] 
Minimum lot width shall be 150 feet.
[vii] 
Minimum lot depth shall be 150 feet.
[viii] 
Maximum lot coverage: 65%.
[ix] 
Maximum impervious coverage: 100%.
[Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. IV)]
[x] 
Maximum floor area ratio: 1.25.
(6) 
General design standards. The following standards and requirements shall apply to all applications for development, including but not limited to: developments, redevelopments, rehabilitation, and or reuse applications within the plan area:
(a) 
All utility boxes associated with mixed-use functions and townhouses and/or single-family dwellings shall be underground or located inside the principal structure.
(b) 
All electronic communication and reception equipment shall be hidden or screened to the maximum extent feasible while still preserving good reception. Screening shall remove such devices from view from the street and existing/planned neighboring buildings. This may be achieved through decorative screening, landscaping and/or disguising such equipment within the basic architecture of the building. All constructed screening shall be executed in a manner consistent with the architecture of the building and shall utilize the same or similar materials as used in the construction of the building, such that the screening appears to be an integral part of the building. All vegetative screening shall be evergreen. The placement of said equipment shall minimize the need for screening.
(c) 
Fencing general requirements.
[1] 
Chain link fencing and stockade fencing are prohibited within the plan area, except during demolition and construction.
[2] 
Only wrought-iron-type or decorative wooden fences shall be permitted, subject to placement requirements below.
[3] 
Fences shall be no less than 40% open. Translucent, transparent, or clear materials shall be considered as solid elements.
[4] 
Fences shall be free of sharp spikes or points, jagged-edge or sharpened surfaces, or other components or materials that may cause injury. If a fence has an unfinished side, the finished side shall face away from the property that is fenced.
(d) 
Fences for townhouses.
[1] 
Front yard fence. A front yard fence, constructed of solid, wrought-iron-type mild steel, not less than 0.5 inches thick, and not less then 30 inches nor more than 40 inches in height shall be installed at the sidewalk line throughout the townhouse development to enclose and define the private front yard spaces of the townhouse units.
[2] 
Side yard fence. Where there is a side yard, no fencing shall be allowed other than the front yard fence described above.
(e) 
Fences for single-family and two-family dwellings:
[1] 
Front yard fence. No fencing shall be permitted within the required front yard nor forward of the plane of the front facade of the house. A fence, not higher than 48 inches and running approximately parallel to the plane of the front facade, may be installed at or behind the plane of the front facade. For the purposes of this paragraph, the front plane of the house shall not include any porch, stoop or steps.
[2] 
Side yard fence. A side yard fence runs approximately parallel to the side walls of the house and is generally placed on the property line. No side yard fences may be placed forward of the plane of the front facade of the house. The maximum height of any fence placed along the side yard shall be 48 inches, except that behind the plane of the rear facade of the house it may be the same height as the rear yard fence.
[3] 
Rear yard fence. A rear yard fence runs approximately parallel to the rear wall of the house, near or on the property line. The maximum height of a rear yard fence shall be 60 inches.
[4] 
No wall shall be constructed in lieu of a fence.
(f) 
In the mixed use district, all trash storage such as dumpsters and/or compactors shall be located within the principal buildings. The redeveloper may, at the time of the site plan application, propose alternatives to this and, if approved by the Planning Board, such alternatives shall be permitted. All outdoor merchandising shall be prohibited.
(g) 
In the residential district, all units shall utilize individual screening corrals for waste container storage.
(h) 
All buildings within the plan area must display the street address of the building in a location that is clearly visible from the adjoining street right-of-way while remaining in scale with the building.
(7) 
Design requirements.
(a) 
General building design requirements applicable to all structures and zones.
[1] 
All structures within the plan area shall be situated with proper consideration of their relationship to other buildings, including those that are existing or proposed, and inside or outside of the redevelopment area, in terms of light, air, usable open space, access to public and private rights-of-way, off-street parking, height, and bulk.
[2] 
Building shall be designed to be attractive from all vantage points. No facade shall be any less detailed or less important than another.
[3] 
If security gates are used on any part of a building or window, they shall be interior and of open-grate style.
(b) 
Entrances.
[1] 
Buildings shall be oriented toward the street and any inner courts so as to contribute to the overall liveliness of the pedestrian environment. Specifically, direct open and functional pedestrian ingress/egress from business uses must be provided directly to the street, sidewalk, courtyards and/or walkways to which such use is adjacent. This pedestrian access shall be augmented by windows meeting the seventy-five-percent glazing requirements wherever ground floor retail or commercial use is permitted by the mixed use district. These windows may contain displays or shall provide fully unobstructed visibility into the store shop.
[2] 
Prominent entries: Main-building entries shall be easily identifiable as such from the sidewalk and may not occur simply as voids between buildings.
(c) 
Facade articulation.
[1] 
General: Buildings should have a clear base, middle and top. Architectural devices, such as providing stringcourses and/or horizontally differentiating surface treatments, can be used to achieve the necessary transitions. Transitions between building segments shall occur once between the basement ceilings and the first floor ceiling if there is a basement, and once again within the top story.
[2] 
Facade ratio: The percentage of void area (windows and other openings) in a building facade shall be between 20% and 50% except at street-level retail and commercial frontages, where it shall not be lower than 75%.
[3] 
Facade composition: "Scattered-window" facades shall not be allowed at frontages. Each facade shall present a unified, rational composition.
[4] 
Facade materials: To avoid aesthetically unpleasant views, facades shall consist of no more than three materials, textures or colors (windows and framing not counted). Any changes in primary wall material shall occur across a horizontal line, with the lighter-appearing material above the heavier (for example, wood over bricks, or bricks over stone).
[5] 
Facade color: The color of building walls shall be within the white-to-russet quadrant of the color wheel, including cream, beige, tan, gray, yellow, ochre, red, and brown.
[6] 
Blank walls: Walls at frontages may not be blank at the street level. First floor walls at frontages shall have at least one window per structural bay, in a pattern that suggests habitation. Exposed basement walls at frontages shall have at least one small window per structural bay if any part of the foundation wall is more than three feet above finished grade.
[7] 
Balconies and terraces: Where balconies and terraces are not facing onto courtyards, they shall be very shallow or recessed to prevent their use as storage spaces. Balconies and terraces are encouraged to face onto pedestrian areas and in mixed use districts may accommodate outdoor seating or dining areas.
[8] 
Accenting articulation: Accenting articulation of facades shall be provided at the corners of the building, the area around entries, and at designated vista terminations.
[9] 
Soffit emphasis: In most buildings, the underside of the overhang is more visible than the roof. The soffit shall therefore receive a greater amount of attention and budget than it is typically afforded. Only high quality, painted or stained, tongue-and-groove wooden or cementations materials shall be used for soffits in the mixed use district. All such soffits shall give the appearance of tongue-and-groove wooden material.
(d) 
Windows.
[1] 
Style: All windows shall contain both lintels and sills. Windowsills shall be emphasized more than the lintels or window headers. All first floor front facade windows in residential buildings shall be at least one-foot longer in vertical dimension than the windows on other floors above.
[2] 
Residential windows: All residential windows shall be taller than they are wide, in a ratio of height to width of approximately five to three. They shall be all wood or aluminum-clad wood. Single-family, two-family and townhouse developments shall utilize true divided lights. Lights for windows of residential components in the mixed use district shall be determined at site plan approval. All glass used in all windows shall be energy efficient, nonreflective glass. Individual sash lights for windows may vary according to the style of the housing they serve. In the case of the townhouses, the architecture will tend towards a Colonial or Federalist style, which calls for smaller lights, arranged in multiples over multiples (such as six over six, or nine over six, etc.) In the single-family developments, the style of dwellings shall be a mix of Victorian, Colonial, and Federal era homes, where windows may be multiples over multiples or over singles. Nothing herein shall prohibit the use of true stained glass, beveled glass, frosted glass, or any other art glass in true leaded glass panels.
[3] 
Commercial windows: True divided light windows shall be permitted as retail windows, but they should be limited in application since retail windows generally require more, rather than less, transparency.
(e) 
Story height variety: The first aboveground story of a residential building or element shall be a minimum of 10 feet tall, floor to ceiling, and shall be a minimum of one-foot taller than the upper stories. Retail and commercial first floor heights shall be a minimum of 14 feet and a maximum of 20 feet from floor to floor.
(f) 
Shopfronts: All painted surfaces shall be finished with high-gloss paint. Adjacent stores shall have their shopfronts designed individually rather than according to a repeated template.
(g) 
Awnings: Awnings may be used on pedestrian-oriented streets by retail and commercial establishments at their frontages to add a measure of comfort and define an enclosed sidewalk environment.
(h) 
Streetscape and landscape requirements:
[1] 
Upon filing of any site plan application for any development within the plan area, a unified streetscape design plan for the district in which the proposed development is located shall also be required to be submitted. The streetscape plan shall show improvements to all internal public and private streets, and to the public streets on which the plan area maintains frontage. The design plan shall be submitted to the Planning Board for its review and approval in conjunction with the project site plan application. The streetscape design plan shall be implemented contemporaneously with the construction of the redevelopment project. The streetscape design shall identify, but not be limited to: plant/tree species, decorative sidewalk materials incorporating pavers and/or stamped concrete, colors of materials, tree grates, trash receptacles, benches, bicycle racks, street planters/pots, fountains and sculptures, all of which shall be of high quality decorative design.
[2] 
In the townhouse, single-family and two-family developments, all sidewalks along streets shall consist of a mix of concrete, blue stone slabs not less than two inches thick, bricks, cobblestone, Belgian block or pavers in a design approved by the Planning Board.
[3] 
Lighting throughout the plan area shall sufficiently illuminate all areas to prevent dark corners. All lighting sources must be shielded to eliminate off-site glare and be capped to prevent upward glare. The area of illumination shall have a uniform pattern of at least 0.5 footcandle but no more than 1.5 footcandles in the mixed use district and not more than 0.5 footcandle for the residential districts.
[4] 
Outdoor vending machines are prohibited.
(i) 
Minimum off-street parking requirements.
[1] 
Redevelopment objective: To provide the most efficient and effective parking supply to meet the real parking demand and subsequently creating a genuinely pedestrian-friendly neighborhood. The plan acknowledges that current trends support the theory that typical parking standards are significantly overstated. Recently the Institute of Transportation Engineers has announced its support of shared parking or "time of day" parking standards. Shared public parking in one central location is inherently most efficient because fewer spaces are needed to meet the combined peak demand and each parking space is kept occupied for more time. Shared parking also allows visitors to park once and visit multiple destinations on foot.
[2] 
Deviation from the R.S.I.S. shall be accepted in this area. There exists valuable potential for shared parking among the complementary uses. It is contemplated that the proposed shared parking will optimize economies of scale by encouraging visiting single-car trips/events that have multiple business transactions. Further efficiency shall be achieved because residential tenants that park on site at night, typically between 7:00 p.m. and 7:00 a.m., take their cars to work elsewhere, thus making those spaces available to meet the daytime demands of office, retail and commercial tenants who typically require parking from 7:00 a.m. to 7:00 p.m. Therefore, the deviation from the R.S.I.S. standards to accommodate the shared parking model will result in the fulfillment of the parking demands of both residential and commercial users on one site.
[3] 
All required parking spaces shall be a minimum of nine feet wide by 18 feet deep. The placement of the curb shall be permitted to extend into the required eighteen-foot depth of the parking space a maximum of two feet, provided that there is adequate room for an automobile occupying the parking space to overhang the curb without infringing upon required landscaping or pedestrian areas. All aisles for 90° parking shall be a minimum of 24 feet wide, provided however, that aisles within the Townhouse District and/or a parking structure for 90° parking may be reduced to a minimum of 22 feet. Any other angle parking arrangements shall comply with the requirements of the Land Development Ordinance.
[4] 
Any parking surfaces and structures shall provide shared parking for the residents of the building, as well as their visitors, shoppers, and employees of the same building. Only residents of the building and employees may have reserved parking spaces within the parking structure. Shoppers and visitors will be allowed to park in the spaces not reserved as per above.
[5] 
All parking surfaces and structures should be located behind buildings fronting on Franklin Boulevard, and the access to the parking shall not be allowed on Franklin Boulevard.
[6] 
Surface parking within the mixed use district is intended primarily for the shoppers visiting the mixed use district business establishments. Parking at these spaces may be limited to a maximum number of hours to assure that the shoppers' spaces are not occupied by cars parked all day.
[7] 
Handicapped parking requirements shall be as per the applicable codes.
[8] 
Each parcel and use is required to provide efficient off-street parking in accordance with the following schedule:
[a] 
Single-family detached: two spaces consisting of garage and driveway space.
[b] 
Single-family townhome: two spaces consisting of garage and driveway space.
[c] 
Two-family dwelling: two spaces per unit consisting of garage and driveway space.
[d] 
Non-age-restricted apartments: 1.5 spaces per unit.
[e] 
Senior housing: one space per unit.
[f] 
Mixed use: three spaces per 1,000 square feet of commercial with one space per residential unit (based upon shared parking model).
(j) 
Minimum loading requirements for mixed use district.
[1] 
Loading access doors shall be situated so as to remain as inconspicuous as possible. They shall be of a standard size and be consistent with the color of the building. They shall be prohibited on Franklin Boulevard.
[2] 
Scheduled times must be utilized to avoid conflicts with vehicular traffic and/or obstruction to pedestrian walkways and thoroughfares, and must be sensitive to the residential uses within the plan area.
[3] 
Signed loading zone(s), restricted to limited time frames in off-peak times, shall be provided. They may overlap existing parking stall locations so that during nonloading times those spaces will be available for general parking requirements.
(k) 
Parking structure requirements.
[1] 
Wherever practical, parking structures should be subterranean.
[2] 
All levels of the parking structure shall be internally mechanically ventilated.
[3] 
The parking structure must be adequately illuminated to maintain a safe and secure environment.
[4] 
All facades shall be architecturally attractive and architecturally consistent with the building which it is associated with. The facade(s) facing streets shall be paid particular attention to.
[5] 
Shared usage of the parking structure by all tenants and residents of a mixed use building shall be encouraged and arranged by the redeveloper. The shared usage model is intended to maximize the efficiency of the sites use, reduce standard parking need calculations, and enhance the pedestrian-friendly character of the plan area.
(l) 
Streets and sidewalks.
[1] 
Sidewalk areas must be provided along both sides of all streets and shall be properly sized for the safe and convenient movement of pedestrians through and around the plan area. In the mixed use district, the sidewalks shall be a minimum of 20 feet wide along Franklin Boulevard and State Highway Route 27. Streetscape and street furniture may be permitted within an area of such sidewalk if the Planning Board finds that it will not unreasonably interfere with pedestrian movements.
[2] 
All sidewalk areas shall be attractively landscaped and durably paved and shall be provided with appropriate lighting for pedestrian safety.
[3] 
Decorative treatment shall be introduced at building entrances and at street crossing areas to accent and channel pedestrian flow.
(m) 
Signage.
[1] 
Residential district; single-family and two-family.
[a] 
All dwellings shall clearly display the street address number of the primary building.
[2] 
Residential district; townhouses and apartments.
[a] 
All primary buildings shall clearly display the street address number. Each townhouse dwelling unit shall clearly display its own street address number. Each apartment dwelling unit shall clearly display its own apartment number.
[3] 
Mixed use district.
[a] 
All dwellings shall clearly display the street address number on the primary building.
[b] 
Uniform, decorative attached signage is permitted for each retail or commercial tenant. There shall be one sign on each street frontage of each ground floor commercial establishment. If an awning is present, the signage shall be located over the awning. The sign shall not exceed 30 inches in height nor extend more than 80% of the width of the bay it is within, but in no case may any single sign extend more than 15 feet in length. Signs may be lit, but only from gooseneck fixtures mounted over the signs and directed downward towards the sign, but shielded from the street. Box signs shall not be permitted.
[c] 
Monument signs may be permitted by the Planning Board to accent the mixed use district. The dominant materials for these signs shall be of natural stone or masonry with external illumination; e.g., spotlights.
[d] 
Redevelopers may propose a comprehensive sign package which, if approved by the Planning Board, may be used in whole or in part as a substitute for the above regulations. The Planning Board may also devise a sign package which may be used as a substitute for the above regulations.
[e] 
The use of awnings is encouraged for the retail and commercial frontages. Design standards. Awnings provide a secondary location for signage, add color and interest to building storefronts and facades, and can be used to emphasize display windows and entrances. They also serve to protect pedestrians and display windows from the sun and rain. The ground level of a building may have awnings, where appropriate, to complement the architectural style of a building. The following standards for ground-level awnings shall be adhered to:
[i] 
The design of awnings shall be architecturally compatible with the style, materials, colors and details of such buildings and nearby buildings and should not conceal significant architectural features, such as cornices, columns, pilasters or other trim details. Awnings should fit within enframed store frontages. They should not be dominant, overwhelming elements.
[ii] 
The maximum height from ground level to uppermost portion of an awning shall not exceed the height of the sill or bottom of any second-story window or 15 feet, whichever is less. In the case of single-story buildings, the maximum height shall not exceed 12 feet or the top of the wall, whichever is less.
[iii] 
The minimum height from ground level to lowermost portion of awning shall be 7 1/2 feet.
[iv] 
The maximum horizontal projection dimension of an awning from the building wall, including any appurtenances, shall not exceed six feet from the building face. Awnings may project over a public sidewalk but shall not be closer than two feet of the vertical plane of the curb edge or the edge of any other public right-of-way.
[v] 
The maximum total vertical dimension of an awning shall not exceed the total horizontal projection dimension.
[vi] 
An awning's surfacing material shall be constructed of canvas, cloth or vinyl.
[vii] 
No awning shall contain more than two colors plus white. The color of any sign messages or other graphic features shall be included in the number of colors. The colors must be compatible with the architectural color scheme of the entire building.
[viii] 
Internally illuminated or backlit awnings are not permitted.
[ix] 
Awning styles (shapes) shall relate to the facade's architectural elements. The use of standard-shaped awnings and canopies is encouraged, when appropriate. Dome, convex, concave, or other unusually shaped awnings and canopies should be designed with considerable care, complementing a specific architectural element of the building.
[x] 
On buildings with multiple storefronts, compatible awning frame styles shall be used as a means of unifying the structure but need not be identical.
[xi] 
Signage on awnings shall only be located on the front portion of the awning that is generally parallel to the building wall face to which it is attached. This portion is more commonly known as the "valance." In the case of dome, convex or long dome awnings, where a valance might not be provided, the sign graphics shall be restricted to the lowest 14 inches of the awning, which must be shown to be nearly parallel to the building wall face. In the case of dome awnings, the sign graphics shall additionally be restricted to the middle 1/5 of the awning, when viewed from the front elevation, which must be shown to be nearly parallel to the building wall face.
[xii] 
An awning sign shall be professionally sewn or painted.
[xiii] 
The maximum vertical dimension of the sign face (valance) shall not exceed 14 inches.
[xiv] 
The maximum height of letters, individual numbers or other characters or images on the awning shall not exceed 12 inches.
[xv] 
The total aggregate horizontal dimension (width) of all individual letters, numbers or other characters shall not exceed 60% of the length of the awning occupied by the use.
[xvi] 
Maximum width of individual letters, numbers, or other characters or images on the awning shall not exceed 18 inches.
[xvii] 
The signage on the awning shall be in addition to the attached signage allowed as per Subsection K(7)(m)[3][b], Signage, mixed use district, of this section.
[xviii] 
Given solar orientation, architectural style or detailing, some buildings are not adaptable to awnings. Therefore, nothing in this plan shall be construed to necessitate the use of awnings.
[f] 
Applicable to all districts.
[i] 
The following signs and devices shall not be permitted within the plan area: internally lit; signs tacked, pasted, painted or otherwise attached to poles, posts, trees, fences, sidewalks, curbs, rocks, water towers, tanks, culverts or bridges, except that any signs forbidding trespassing, hunting, fishing or trapping as authorized by the Fish and Game Laws may be affixed to trees or fences located on the subject property; exterior signs using moving parts except clocks; animated, flashing, and illusionary signs, signs using mechanical or electrical devices to revolve, flash or display movement, or the illusion of movement; portable signs which are fixed on a movable stand, self-supporting without being firmly embedded in the ground, supported by other objects, mounted on wheels or movable vehicle, or made easily movable in any other manner; signs which bear or contain statements, words or pictures of an obscene or indecent character; signs maintained at any location where, by reason of color, illumination, position, size or shape, as determined by findings of the Chief of Police, may obstruct, impair, obscure or be confused with any traffic control sign, signal or device, or where it may interfere with, mislead, or confuse vehicular traffic. The following advertisements are specifically prohibited: any advertisement which uses a series of two or more signs placed in a line parallel to the highway or in similar fashion, all carrying a single advertisement or message, part of which is contained on each sign; any sign which advertises or publicizes an activity, use, business, product, real estate, or service not located or conducted on the premises upon which such signs are located; electronic script/bulletin boards; roof signs, billboards and signboards, window signs, pole signs and freestanding signs, product advertising signage of any kind, including, but not limited to: signage on parking meters, lightpoles, benches or other street furniture within the redevelopment area; fluorescent and/or glowing paint for any signage for any building within the redevelopment area; waterfall-style awnings, metal awnings. Nothing in this paragraph shall be construed to prohibit either lamppost-mounted seasonal banners in the mixed use district or traditional holiday decorations.
[ii] 
All signs shall only be attached to the first-floor level of the building.
(8) 
Relationship to plans of other entities and Franklin Township's Master Plan and Fair Share Plan. The plan is consistent with the master plans of adjacent municipalities, Somerset County, the State Development and Redevelopment Plan (SDRP) and Franklin Township's Master Plan and Fair Share Plan.
(a) 
Adjacent municipalities: Franklin lies adjacent to the municipalities of Bridgewater Township, North Brunswick Township, the City of New Brunswick, South Brunswick Township, South Bound Brook Borough, Piscataway Township, Princeton Township, Montgomery Township, Rocky Hill Borough, Hillsborough Township, Millstone Borough and Manville Borough. The redevelopment area is only contiguous to the City of New Brunswick; however, the master plans of the other contiguous municipalities were reviewed and do not conflict with the plan.
[1] 
New Brunswick: New Brunswick is located to the east of the redevelopment area across Route 27. The City has been an ongoing partner in the Renaissance 2000 planning process since its inception. The City has adopted three redevelopment plans for its Renaissance 2000 Area, covering the Henry-Oliver Avenue Area, the 1,000 Somerset Area and the Edpas Road Area. The goals and objectives of the foregoing redevelopment plans are compatible with those of the plan, including but not limited to the following goals from the New Brunswick plans:
[a] 
Develop new businesses to provide goods and services to adjacent communities.
[b] 
Create job opportunities for area residents via commercial development.
[c] 
Remedy the visual appearance of the land and thus enhance its value and the values of adjacent properties.
[d] 
Relieve problems associated with dilapidated buildings by creating a situation conducive to retail/commercial development.
(b) 
Somerset County: The plan is consistent with and will help effectuate the planning goals expressed in the County's planning documents. The Somerset County Master Plan was adopted in 1987. A Reexamination of the Master Plan took place in 1998. Somerset County is currently in the process of preparing a Smart Growth Strategic Plan (SGSP). The SGSP will serve to update the County Master Plan adopted in 1987 and the 1998 Reexamination Report. The County has developed guiding principles and planning objectives as part of Phase I of the SGSP initiative and the plan is consistent with those principles and objectives.
(c) 
State development and redevelopment plan: The SDRP places the redevelopment area in Metropolitan Planning Area 1 (PA1). The plan is consistent with the planning goals and objectives of the SDRP as a whole and of PAI in particular. In terms of land use, the amendment to the plan emphasizes the efficient use of infrastructure and public facilities, and revitalization of existing housing and commercial building stock. Affordable housing opportunities and the creation of job opportunities through commercial development are a priority.
(d) 
Franklin Township Master Plan and Fair Share Plan: The Housing Element of the 2006 Franklin Township Master Plan and the 2006 Fair Share Plan specifically discuss and endorse the affordable housing component of the plan. In addition the plan is consistent with the following Master Plan goals:
[1] 
Maintaining the diversity of housing, but encouraging infill and stabilization of current residential areas rather then continuing sprawl patterns of development.
[2] 
Support the redevelopment of declining areas in the Township by periodically reexamining redevelopment plans to ensure viability.
[3] 
Promote nonresidential development that is consistent with the capacity of the land and existing and planned infrastructure to increase the tax base and to provide quality job opportunities for local residents.
[4] 
Encourage commercial and industrial development in areas with access to major regional highways and in established areas.
(9) 
Relocation and property to be acquired. The applicable sections in the Redevelopment Agreement for Construction of a Mixed-Use Development within the Renaissance 2000 Redevelopment Area in the Township of Franklin, Somerset County, New Jersey between the Redevelopment Agency of Franklin Township and RPM Development, L.L.C. shall apply.
L. 
Leewood Renaissance at Franklin Redevelopment Area.
[Added 3-13-2007 by Ord. No. 3661A]
(1) 
Introduction.
(a) 
The Renaissance Redevelopment Area is located between Churchill and Brookline Avenues along Route 27 and up to several blocks in depth west of Route 27. The redevelopment plan for this area, the Renaissance 2000 Redevelopment Plan, was adopted by the Franklin Township Planning Board in 1999 and subsequently amended in 2000 to clarify which parcels would not be considered for acquisition by the redevelopment agency. Today, aspects of feasibility and highest and best use are reconsidered in light of current market activity, trends and viability. This amendment is proposed as an acknowledgement of those changes in the market and as a corrective strategy for a specific portion of the overall redevelopment area. The following core planning principles incorporated in the Renaissance 2000 Redevelopment Plan, however, will be maintained:
[1] 
The development of a design strategy for the visual improvement of the area; employment of consistent standards for building setbacks and design, signage, landscaping, and parking,
[2] 
The establishment of necessary public involvement and public/private partnerships,
[3] 
The incorporation of family housing into the redevelopment area along with improving connections to Naaman Williams Park.
(b) 
The Redevelopment Plan Amendment (hereafter referred to as the "plan") will regulate development within the Leewood Renaissance at Franklin Redevelopment Area within the Renaissance Redevelopment Area. This area when properly redeveloped will serve as an important component of Franklin's desire to create a mixed-income residential neighborhood that revitalizes the area and that assists Franklin Township in fulfilling its COAH obligation. The redevelopment area is bounded by Pine Street and Stone Place and New Jersey State Highway 27 to Naaman Williams Park. It is approximately 12 acres in size. The block/lot description of the redevelopment area is provided below in Table 1.
[Amended 11-25-2008 by Ord. No. 3793]
Table 1. List of Blocks and Lots within the Redevelopment Area
Municipal Tax Block
Tax Lots
141.01
1 through 15
149
1 through 33
150
26.01
150
28 through 42
150
52 through 85
150
94 through 127
150
136 through 150
151
1 through 8
151
24 through 50
(2) 
Redevelopment objectives and policy standards.
(a) 
The statements that follow define the intent and purpose within which this plan was created. These statements set forth a series of policies and objectives by which the redevelopment requirements of subsequent sections of this plan will be guided. Similarly, these statements may be used to determine the degree to which future applications for development within the plan area meet plan policies and objectives.
(b) 
It is desired, in the creation and adoption of this plan amendment, to:
[1] 
Create a sustainable community of mixed-income residential homes that assist the Township in meeting its obligation to COAH.
[2] 
Reinforce the pedestrian interconnections between the plan area and the uses within the surrounding environs.
[3] 
Accommodate automobiles in a manner that respects the pedestrian spaces and does not compromise the physical form of that pedestrian space.
[4] 
Provide for an intensity of development that will create an economically viable and vibrant community.
[5] 
Permit on-street parking for residents and visitors.
(3) 
Proposed redevelopment actions.
(a) 
The implementation of this plan will substantially improve and upgrade the Leewood Renaissance at Franklin Redevelopment Area. The actions outlined herein will provide a uniform and consistent course of action that will displace the adverse influences that led to the deterioration and ultimate designation of the plan area. These actions will include, but not be limited to, the following:
[1] 
Consolidation and resubdivision of land within the plan area into suitable parcels for development for the new residential land uses.
[2] 
Provision for the necessary infrastructure to service and support new development within the plan area.
[3] 
Construction of new structures that are consistent with the goals and objectives of this plan.
(4) 
Relationship to existing development standards.
(a) 
The areas shall be redeveloped in accordance with the standards detailed in this plan. The plan supersedes the current use and bulk provisions of the Township Land Development Regulations for these areas unless specifically referenced. The Township's Zoning Map shall be amended to identify the plan areas.
(b) 
Subsections A and B of § 112-284, Administrative and procedural requirements, of the Land Development Regulations of the Township of Franklin shall apply to the plan.
(c) 
Section 112-280A(2) (deviations from standards of the plan), of the Land Development Regulations of the Township of Franklin shall apply to the plan.
(5) 
District regulations.
[Amended 11-25-2008 by Ord. No. 3793]
(a) 
Multifamily residential (MFR).
[1] 
The redevelopment objective is to encourage the growth of affordable and mixed-income housing opportunities through construction of a development consisting of affordable and mixed-income housing units. No more than 209 dwelling units shall be constructed. Affordable housing units shall be provided in number and form as memorialized via the redevelopment agreement and in the Township Fair Share Plan in accordance with applicable rules of the Coalition on Affordable Housing (COAH) and shall be distributed throughout the development. If the redevelopment agreement for the area should be revised and put into effect so as to exclude Lots 18-25 in Block 149 and Lots 12-15 in Block 141.01 from the redevelopment agreement, then the maximum number of dwelling units shall be reduced to no more than 185 units and the List of Blocks and Lots within the Redevelopment Area provided in Table 1 above shall be revised to eliminate these lots. Lots 18-25 in Block 149 and Lots 12-15 in Block 141.01 shall only be developed under the MFR Zone as part of a comprehensive redevelopment of the MFR Zone by an entity designated as a redeveloper by the Township Redevelopment Agency.
[Added 9-26-2017 by Ord. No. 4211-17]
[2] 
Permitted uses.
[a] 
Townhouses.
[b] 
Single-family townhouses.
[c] 
Low-rise and mid-rise apartments.
[3] 
Area, yard and bulk requirements.
[a] 
Single-family townhouses, townhouses and low-rise apartments.
[i] 
Minimum lot size shall be 1,000 square feet.
[ii] 
Maximum height shall be 45 feet/three stories.
[iii] 
Minimum front yard shall be five feet.
[iv] 
Minimum side yard shall be zero feet.
[v] 
Minimum rear yard shall be 10 feet.
[vi] 
Maximum lot coverage shall be 75%.
[vii] 
Maximum impervious coverage shall be 85%.
[b] 
Mid-rise apartment buildings.
[i] 
Minimum lot size shall be 25,000 square feet.
[ii] 
Maximum height shall be 65 feet/four stories.
[iii] 
Minimum front yard shall be 15 feet.
[iv] 
Minimum side yard shall be 15 feet.
[v] 
Minimum rear yard shall be 15 feet.
[vi] 
Maximum lot coverage shall be 75%.
[vii] 
Maximum impervious coverage shall be 85%.
[4] 
Existing single-family residences shall be considered a permitted use in the MFR Zone, may be expanded in building footprint by up to 1,000 square feet, and shall be subject to the applicable zoning requirements (e.g., bulk and coverage requirements) of the R-7 Zoning District.
[Added 5-24-2022 by Ord. No. 4362-22]
(6) 
Design requirements.
[Amended 11-25-2008 by Ord. No. 3793]
(a) 
This section details the overall design standards for the area in terms of streetscape design, open space and landscaping design, building design, off-street parking and circulation. These standards are to be used in conjunction with the bulk standards. Any deviation from these standards should be considered by the Planning Board and may be granted as a design waiver.
[1] 
Streetscape requirements. The streetscape is the primary image-setting area and includes all public and private streets. The aesthetics of this area, therefore, are extremely important. Upon filing of any site plan application for any development, a unified streetscape design plan shall be submitted. The streetscape plan shall show improvements to all internal public and private streets, and to the public streets. The streetscape design plan shall be implemented contemporaneously with the construction of the redevelopment project. The streetscape design shall identify, but not be limited to, plant/tree species, street lights, decorative sidewalk materials incorporating pavers and/or stamped concrete, colors of materials, tree grates, trash receptacles, benches, bicycle racks, street planters/pots, fountains and sculptures, all of which shall be of consistent and high-quality decorative design. The following standards should be considered in streetscape design of this area:
[a] 
Deciduous street trees shall be placed along both sides of all streets. Deciduous street trees shall be planted 40 feet on center. Trees shall be over 12 feet in height with a minimum three-inch caliper (dbh).
[b] 
Sidewalks shall be provided along both sides of all streets and shall be properly sized for the safe and convenient movement of pedestrians through and around the plan area but no less than six feet in width.
[c] 
Streetscape elements and street furniture shall be located and designed so as not to unreasonably interfere with pedestrian movements.
[d] 
The use of blue stone slabs, bricks, cobblestone, Belgian block or pavers shall be encouraged for use in sidewalks as accents. Such decorative treatment shall be required at building entrances and at pedestrian-street-crossing areas to accent and channel pedestrian flow.
[2] 
Open space design, lighting, screening, and landscaping. The goal of these standards is to improve the visual environment of the area through landscaping and other amenities in order to attract people to the area. People are naturally attracted to areas that appear inviting, comfortable and safe. The following standards have been created to achieve this goal:
[a] 
All areas not covered by building, pavement or other impervious surface shall be landscaped by a mix of evergreen and deciduous trees, shrubbery and herbaceous plants, including grass.
[b] 
Open spaces shall be so located as to provide for maximum usability, while also taking public safety into consideration, and to create a harmonious relationship between buildings and the open space throughout the area.
[c] 
All improved open space shall incorporate elements such as shrubbery, attractive paving materials, street furniture, lighting, low walls, fountains, and other architectural and artistic amenities so as to produce and provide a pleasant environment at all levels.
[d] 
All plantings shall be with species proven to resist the urban environment in this area. Evergreen screen planting shall be a minimum of four feet in height. Deciduous planting shall be a minimum of three feet in height. Material shall be planted, balled, and burlapped and be of specimen quality as established by the American Association of Nurserymen. At initial planting said material shall provide a screen from the top of the planting, to within six inches of grade. Other plant materials shall be dense and of specimen quality as determined above. All deciduous trees shall be a minimum of three inches in caliper (dbh).
[e] 
Indoor and/or outdoor plazas shall be encouraged. Adequate landscaping and street furniture of a style complementary to the surrounding facades shall be used.
[f] 
Design emphasis on gateways and major access points shall be encouraged. Gateways shall be marked by walls, signage, graphics, landscaping, buffering, distinctive streetlighting, monuments, street furniture and paving accents.
[g] 
All fences and walls shall be designed as integrated parts of the overall architectural and site design. All materials shall be durable and finished in textures and colors complementary to the overall architectural design.
[h] 
Chain link fencing and stockade fencing are prohibited, except temporarily during demolition and construction and permanently in locations necessary to screen residential development from adjoining commercial development. Such fencing shall be no more than six feet in height. Otherwise, only wrought-iron-type or decorative wooden fences not more than three feet in height shall be permitted. Fences shall be no less than forty-percent open. Fences shall be free of sharp spikes or points, jagged-edge or sharpened surfaces, or other components or materials that may cause injury. If a fence has an unfinished side, the finished side shall face out.
[i] 
Sidewalk areas shall be landscaped and durably paved and shall be properly illuminated with safe and adequate cutoff lighting.
[j] 
Maintenance of landscaping on public property or rights-of-way may be the subject of a developer's agreement.
[k] 
All utilities shall be located underground. All utility boxes shall be underground or located inside the principal structure.
[l] 
All lighting sources must be shielded to eliminate off-site glare and be designed to prevent upward glare.
[m] 
Refuse and recyclables storage shall either be provided inside the building or within a screening enclosure at least six feet in height. Such enclosures shall be constructed of durable materials with finishes and colors that match or complement the building architecture. Such enclosures shall be located so as to provide convenient access to refuse collection vehicles but shall be located so as to minimize view from surrounding roadways and adjoining properties.
[3] 
General building design requirements applicable to all structures.
[a] 
Buildings shall be oriented toward the street and any inner courts or greenways so as to contribute to the overall liveliness of the pedestrian environment.
[b] 
Building design. When buildings in an area are of similar and/or compatible scale, materials and massing, the area becomes more harmonious, thereby providing a more comfortable human experience. The building design standards section seeks to achieve a continuity of design that allows for individuality of design while still providing a distinct identity for the area.
[c] 
All structures shall be situated with proper consideration of their relationship to other buildings, both existing and proposed, in terms of light, air, and usable open spaces, access to public rights-of-way and off-street parking, height, and bulk.
[d] 
Groups of related buildings shall be designed to present a harmonious appearance in terms of building silhouette; architectural style and scale; massing of building form; surface material, finish, and texture; decorative features; window and doorway proportions; entryway placement and location; signage; and landscaping.
[e] 
Buildings shall be designed so as to have attractive, finished appearances from all public spaces. No facade shall be any less detailed or less important than another. Buildings that are to be only one story shall have roof pitches of at least 45° to enhance the presence of the building, where feasible.
[f] 
Rooftop equipment shall be screened to the greatest extent possible either via painting it to match the roof or facade, or by creating rooftop screening devices. Conventional mechanical and electrical equipment which is part of the building space, heating, ventilating and air-conditioning system, lighting and general power, or process equipment where ground-mounted shall be screened from view with evergreen landscaping or screen walls that match the principal building. Electrical equipment shall be mounted on the interior of a building wherever possible. When interior mounting is not practical, electrical equipment shall be mounted in a location where it is substantially screened from public view. In no case shall exterior electrical equipment be mounted on the street side or primary exposure side of any building.
[g] 
Signage shall comply with applicable requirements of Article XII, Sign Regulations. The design of signage shall complement the building architecture (e.g., use of consistent materials).
[4] 
Off-street parking and circulation. Redevelopment objective: to provide the most efficient and effective parking supply to meet the real parking demand and subsequently creating a genuinely pedestrian-friendly neighborhood. Off-street parking is encouraged to be as inconspicuous as possible and to incorporate landscaping and screening to the greatest extent possible to minimize its physical and visual impact. Each parcel and use is required to provide minimum off-street parking in accordance with the following minimum off-street parking standards.
[a] 
All required parking spaces shall be a minimum of nine feet wide by 18 feet deep. The placement of the curb shall be permitted to extend into the required eighteen-foot depth of the parking space a maximum of two feet, provided that there is adequate room for an automobile occupying the parking space to overhang the curb without infringing upon required landscaping or pedestrian areas. All aisles for ninety-degree parking shall be a minimum of 24 feet wide. Any other angle-parking arrangements shall comply with the requirements of the Land Development Regulations.
[b] 
Handicapped parking requirements shall be as per the applicable codes.
[c] 
Off-street parking shall be provided in accordance with RSIS.
[d] 
Off-street parking and loading areas shall be coordinated with the public street system serving the area in order to avoid conflicts with through traffic, obstruction to pedestrian walks, and vehicular thoroughfares.
[e] 
A minimum of 10% of any surface parking facility shall be landscaped and shall include one shade tree for every 20 parking spaces.
[f] 
All parking and loading areas shall be landscaped about their periphery with shrubs, trees, and/or ground cover.
[g] 
The relationship between truck delivery, vehicular traffic, and pedestrian circulation shall be considered when designing service entries, roadways, walkways, and pedestrian entrances.
[h] 
Sidewalks shall be designed to be part of a comprehensive system to access all facilities within the area.
(7) 
Relationships to plans of other entities and Franklin Township's Master Plan and Fair Share Plan.
(a) 
The plan is consistent with the master plans of adjacent municipalities, Somerset County, the State Development and Redevelopment Plan (SDRP) and Franklin Township's Master Plan and Fair Share Plan.
[1] 
Adjacent municipalities: Franklin lies adjacent to the municipalities of Bridgewater Township, North Brunswick Township, the City of New Brunswick, South Brunswick Township, South Bound Brook Borough, Piscataway Township, Princeton Township, Montgomery Township, Rocky Hill Borough, Hillsborough Township, Millstone Borough and Manville Borough. The redevelopment area is only contiguous to the City of New Brunswick; however, the master plans of the other contiguous municipalities were reviewed and do not conflict with the plan.
[a] 
New Brunswick: New Brunswick is located to the east of the redevelopment area across Route 27. The City has been an ongoing partner in the Renaissance 2000 planning process since its inception. The City has adopted three redevelopment plans for its Renaissance 2000 Area, covering the Henry-Oliver Avenue Area, the 1,000 Somerset Area and the Edpas Road Area. The goals and objectives of the foregoing redevelopment plans are compatible with those of the plan, including but not limited to the following goals from the New Brunswick plans:
[i] 
To remedy the visual appearance of the land and thus enhance its value and the values of adjacent properties.
[ii] 
Relieve problems associated with dilapidated buildings by creating a situation conducive to retail development.
[2] 
Somerset County: The plan is consistent with and will help effectuate the planning goals expressed in the County's planning documents. The Somerset County Master Plan was adopted in 1987. A reexamination of the Master Plan took place in 1998. Somerset County is currently in the process of preparing a Smart Growth Strategic Plan (SGSP). The SGSP will serve to update the County Master Plan adopted in 1987 and the 1998 Reexamination Report. The County has developed guiding principles and planning objectives as part of Phase I of the SGSP initiative, and the plan is consistent with those principles and objectives.
[3] 
State development and redevelopment plan: The SDRP places the redevelopment area in Metropolitan Planning Area 1 (PA1). The plan is consistent with the planning goals and objectives of the SDRP as a whole and of PA1 in particular. In terms of land use, the amendment to the plan emphasizes the efficient use of infrastructure and public facilities and revitalization of existing housing stock, including providing affordable housing opportunities.
[4] 
Franklin Township Master Plan and Fair Share Plan: The Housing Element of the 2006 Franklin Township Master Plan and the 2006 Fair Share Plan specifically discuss and endorse the affordable housing component of the plan. In addition, the plan is consistent with the following Master Plan goals:
[a] 
Maintaining the diversity of housing, but encouraging infill and stabilization of current residential areas rather then continuing sprawl patterns of development.
[b] 
Support the redevelopment of declining areas in the Township by periodically reexamining redevelopment plans to ensure viability.
(8) 
Relocation and property to be acquired. The applicable sections in the Redevelopment Agreement for construction of a residential development within the Renaissance 2000 Redevelopment Area in the Township of Franklin, Somerset County, New Jersey, between the redevelopment agency of Franklin Township and Leewood Renaissance at Franklin, LLC, shall apply.
[1]
Editor's Note: Former Exhibit 6, Renaissance 2000 Land Use Plan, was repealed 3-23-2021 by Ord. No. 4336-21, and replaced with Figure 10, Conceptual Site Plan - Churchill Avenue, which is included as an attachment to this chapter.
This section details the overall design standards for the Area in terms of streetscape design, open space and landscaping design, building design, off-street parking and circulation and outdoor dining. These standards are to be used in conjunction with the parcel standards. Any deviation from these standards should be considered by the Planning Board and may be granted as a design waiver. It is recommended that these standards be implemented via ordinance beyond the Redevelopment Area throughout the Renaissance 2000 area in both Franklin Township and the City of New Brunswick to create design consistency throughout the Renaissance 2000 Area.
A. 
Streetscape requirements. The streetscape is the primary image-setting area and includes all public and private streets. The aesthetics of this area, therefore, are extremely important. The following standards should be considered in streetscape design of this area:
(1) 
Deciduous street trees should be planted 40 feet on center. Trees shall be over 12 feet in height with a minimum three-inch caliper (dbh) and shall be planted on the property side of any sidewalk.
(2) 
Trees shall be planted in a minimum five-foot-wide lawn area or shall be planted in a continuous trench with tree grates.
B. 
Open space design and landscaping. The goal of the open space design standards is to improve the visual environment of the Area through landscaping and other amenities in order to attract people to the Area. People are naturally attracted to areas that appear inviting, comfortable and safe. The following standards have been created to achieve this goal:
(1) 
All areas not covered by building, pavement or other impervious surface shall be landscaped by a mix of evergreen and deciduous trees, shrubbery and herbaceous plants, including grass.
(2) 
Open spaces shall be so located as to provide for maximum usability, while also taking public safety into consideration, and to create a harmonious relationship between buildings and the open space throughout the Area.
(3) 
All improved open space shall incorporate elements such as shrubbery, attractive paving materials, street furniture, lighting, low walls, fountains, and other architectural and artistic amenities so as to produce and provide a pleasant environment at all levels.
(4) 
All plantings shall be with species proven to resist the urban environment in this area. Evergreen screen planting shall be a minimum of four feet in height. Deciduous planting shall be a minimum of three feet in height. Material shall be planted, balled, and burlapped and be of specimen quality as established by the American Association of Nurserymen. At initial planting said material shall provide a screen from the top of the planting to within six inches of grade. Other plant materials shall be dense and of specimen quality as determined above. All deciduous trees shall be a minimum of three inches in caliper (dbh).
(5) 
Indoor and/or outdoor plazas shall be encouraged. Adequate landscaping and street furniture of a style complementary to the surrounding facades shall be used.
(6) 
Design emphasis on gateways and major access points shall be encouraged. Gateways shall be marked by walls, signage, graphics, landscaping, buffering, distinctive streetlighting, monuments, street furniture, paving accents, flags, and/or banners.
(7) 
All fences and walls shall be designed as integrated parts of the overall architectural and site design. All materials shall be durable and finished in textures and colors complementary to the overall architectural design.
(8) 
Conspicuous chain link fencing without screening and/or landscaping shall not be permitted.
(9) 
Sidewalk areas shall be landscaped and durably paved and shall be properly illuminated with safe and adequate cutoff lighting.
(10) 
Maintenance of landscaping on public property or rights-of-way may be the subject of a developer's agreement.
(11) 
All utilities shall be located underground.
C. 
Building design. When buildings in an area are of similar and/or compatible scale, materials and massing, the Area becomes more harmonious, thereby providing a more comfortable human experience. The building design standards section seeks to achieve a continuity of design that allows for individuality of design while still providing a distinct identity for the Area. The following standards have been created to achieve such goals:
(1) 
All structures within the Redevelopment Area shall be situated with proper consideration of their relationship to other buildings, both existing and proposed, in terms of light, air, and usable open spaces, access to public rights-of-way and off-street parking, height, and bulk.
(2) 
Groups of related buildings shall be designed to present a harmonious appearance in terms of building silhouette, architectural style and scale; massing of building form; surface material, finish, and texture; decorative features; window and doorway proportions, entry way placement and location, signage, and landscaping.
(3) 
Buildings shall be designed so as to have attractive, finished appearances from all public spaces.
(4) 
Buildings that are to be only one story shall have roof pitches of at least 45° to enhance the presence of the building, where feasible.
D. 
Signage.
(1) 
Standards for signage are important to coordinate the appearance of the Route 27 corridor. Although Route 27 is a state highway, it is intended for the corridor to retain the character of a local roadway, where controlled speed and pedestrian access and safety are priorities. Therefore, signage is recommended to be appropriately scaled: smaller in surface area and height. The standards in Exhibit 9, included as an attachment to this chapter, apply to various potential uses in the Redevelopment Area.
(2) 
The following design standards apply to signage on all parcels:
(a) 
Signage shall create a sense of aesthetics, originality and order. It shall be legible and dimensionally proportional.
(b) 
Signs shall be restricted to tenant identification and directional signs, either wall-mounted or freestanding.
(c) 
No rooftop signs shall be permitted.
(d) 
Signage shall be oriented toward the roadway that directly accesses the property.
(e) 
Signs visible from the exterior of any building, if illuminated, shall be internally illuminated without a halo, but no signs or any other contrivances shall be devised or constructed so as to rotate, gyrate, blink, move or appear to move in any fashion.
(f) 
Public service devices such as clocks and temperature indicators shall be devoid of advertising.
(g) 
Directional signage shall be sized as per industry standard.
E. 
Off-street parking and circulation.
(1) 
Off-street parking is an integral component of the plan. The importance of such parking, however, is not intended to dictate project design. Off-street parking is encouraged to be as inconspicuous as possible and to incorporate landscaping and screening to the greatest extent possible to minimize its physical and visual impact. The Residential Site Improvement Standards, as amended, shall apply where applicable.
(2) 
Minimum off-street parking standards.
(a) 
Each parcel and use is required to provide minimum off-street parking in accordance with the following schedule:
[1] 
Assisted-living facility: 0.5 spaces per unit.
[2] 
Day-care center: 1.5 spaces per employee.
[3] 
House of worship: one space for each three seats.
[4] 
Light industrial/distribution/warehousing: one space per 1,000 square feet of building area.
[5] 
Office: one space per 300 square feet of gross floor area.
[6] 
Restaurants: one space per three seats.
[7] 
Retail/commercial recreation/entertainment: one space per 250 square feet of gross floor area.
(b) 
No parking shall be located between the building and the roadway right-of-way.
(c) 
Off-street parking and loading areas shall be coordinated with the public street system serving the Area in order to avoid conflicts with through traffic, obstruction to pedestrian walks, and vehicular thoroughfares. Shared parking among mixed uses shall be encouraged and may be factored in for purposes of calculations.
(d) 
A minimum of 10% of any surface parking facility shall be landscaped and shall include one shade tree for every 20 parking spaces. The perimeter of the parking area shall be landscaped. Large concentrations of surface parking shall be avoided whenever possible.
(e) 
All parking and loading areas shall be landscaped about their periphery with shrubs, trees, and/or ground cover.
(f) 
All 90° parking spaces shall be a minimum of nine feet in width by 18 feet in depth. Aisles shall be a minimum of 26 feet in width but may be reduced to 24 feet by the Planning Board at the time of site plan approval.
[Amended 9-24-2019 by Ord. No. 4299-19]
(g) 
The relationship between truck delivery, vehicular traffic, and pedestrian circulation shall be considered when designing service entries, roadways, walkways, and pedestrian entrances.
(h) 
Sidewalks shall be designed to be part of a comprehensive system to access all facilities within the Area.
(i) 
Sidewalks shall be a minimum of four feet in width, exclusive of car overhang areas, and shall be set back a minimum of five feet from all buildings.
F. 
Storage, service, and loading areas. Storage, service, maintenance, and loading areas shall be constructed, maintained, and used in accordance with the following conditions:
(1) 
One on-site loading space shall be provided per building. For buildings with more than 25,000 square feet of gross floor area, one additional loading space for each additional 15,000 square feet of gross floor area thereafter shall be required.
(2) 
Loading areas are permitted in rear yards, centralized courtyards, or side yard areas, provided that they are screened from public view.
(3) 
No loading, storage or service area shall be located between the building line and the street line.
(4) 
Service entrances and loading areas between adjacent buildings shall be consolidated and separated from walkways and pedestrian entrances to the extent possible.
(5) 
No materials, supplies, or equipment, including trucks or other motor vehicles, shall be stored upon a site except inside a closed building or behind a durable material wall not less than six feet in height screening such materials, supplies, or vehicles from adjacent sites so as to be screened from neighboring properties and streets. In no case shall materials stored outdoors exceed a height of eight feet.
(6) 
Any outdoor storage areas shall be located within the rear portions of a site. No storage areas may extend into a setback area.
(7) 
Provisions shall be made on each site for any necessary vehicle loading, and no on-street vehicle loading or idling shall be permitted.
G. 
Refuse and recycling collection areas.
(1) 
All outdoor refuse and recycling containers shall be visually screened within a durable enclosure, six feet or higher, so as to be screened from adjacent lots or sites, neighboring properties or streets. No refuse and recycling collection areas shall be permitted between a street and the front of a building.
(2) 
Refuse and recycling collection enclosures should be designed of durable materials with finishes and colors which are unified and harmonious with the overall architectural theme.
(3) 
Refuse and recycling collection areas should be so located upon the lot as to provide clear and convenient access to refuse collection vehicles.
(4) 
Refuse collection area should be designed and located upon the lot as to be convenient for the deposition of refuse generated on site.
(5) 
Refuse and recycling collection areas should be effectively designed to contain all refuse generated on site and deposited between collections. Deposited refuse should not be visible from outside the refuse enclosure.
H. 
Screening of exterior mechanical equipment.
(1) 
In areas where rooftops can be viewed from adjacent roadways, rooftop equipment shall be screened to the greatest extent possible either via painting it to match the roof or facade, or by creating rooftop screening devices.
(2) 
Conventional mechanical and electrical equipment which is part of the building space, heating, ventilating and air-conditioning system, lighting and general power, or process equipment where ground-mounted shall be screened from view with evergreen landscaping or screen walls that match the principal building.
(3) 
Electrical equipment shall be mounted on the interior of a building wherever possible. When interior mounting is not practical, electrical equipment shall be mounted in a location where it is substantially screened from public view. In no case shall exterior electrical equipment be mounted on the street side or primary exposure side of any building.
I. 
Outdoor dining. Where permitted, temporary outdoor dining as an accessory use to a restaurant shall be permitted under the following provisions:
(1) 
Restaurants shall not place any table, sign, umbrella, or other item in such a manner as to block any walkways or building entrance/egress, municipal signs, receptacles for garbage, public benches, or other public amenity including fire hydrants.
(2) 
Restaurants must provide for the disposal of recyclable cans/bottles and garbage. Public receptacles for garbage shall not be used. Sidewalk areas shall be kept clean during hours of operation.
(3) 
No portion of any sidewalk dining equipment, including chairs, tables, and opened umbrellas shall encroach upon the sidewalk or in a manner to block, impede or cover adjacent store fronts, doors, or windows in front of other business establishments.
A. 
Relationship between Franklin Township and First Baptist CDC. The Township anticipates creating an independent seven-member Redevelopment Agency, headed by an Executive Director. The seven-member Agency will be selected by the Township Mayor and Council and will be comprised of Township residents. The Redevelopment Agency will request approval of the Agency through the Local Finance Board after the plan has been adopted. The Agency will assist the Township in implementing elements of the plan. It is further anticipated that the First Baptist CDC Human Services element will, at a minimum, be called upon to consult with the Agency on prospective developers and development applications. The independent housing and economic development branches of the First Baptist Church will continue to serve as potential developers within the Redevelopment Area.
B. 
Development schedule. The redevelopment of the Area is anticipated to occur in multiple phases with more than one developer. The Township has identified the redevelopment of the Route 27/Franklin Boulevard area as a priority because it serves as a gateway into Franklin Township and can be a real catalyst for change in the Area. The Township received Somerset County grant moneys to fund the request for qualifications/request for proposal process for this six-block area to jumpstart its redevelopment.
C. 
Property to be acquired. It is a goal of the Township to minimize the number of displacements caused by Area redevelopment. This Redevelopment Plan requires displacement in only limited areas, and promotes private development via infill and reuse for the majority of the Area. In cases where property must be acquired, this plan authorizes the Township to exercise its condemnation powers on all properties in the Redevelopment Area, to acquire property or to eliminate any restrictive covenants, easements or similar property interests which may obstruct the implementation of the plan.
D. 
Relocation. It is anticipated that relocation will be required only in limited areas within the Redevelopment Area. Franklin Township will provide all displaced tenants and landowners with the appropriate relocation assistance, pursuant to applicable state and federal law, should relocation be necessary. Such assistance will be provided through an appropriately designated office which will assist in any relocation of persons, businesses or other entities. The local housing market, including Franklin and surrounding communities, contains an ample supply of comparable replacement housing to absorb the residents of Franklin who may be displaced by the redevelopment process. Further, Franklin and the surrounding area contain sufficient land and buildings which would be appropriate for relocation of existing businesses from the Redevelopment Area. If relocation is not directly caused by the Redevelopment Plan, the Township assumes no responsibility for relocation of people and businesses.
E. 
Incentives and project funding. The Renaissance 2000 Area has an established history of receiving and distributing grant and loan moneys to various development projects in the Area. The following entities have been identified which currently or can potentially provide technical expertise and/or financial incentives to redeveloper(s). The location of the Redevelopment Area in an Urban Coordinating Council Neighborhood increases the likelihood of redevelopment project funding and financing assistance of these entities. This list highlights the key resources which can be coordinated to maximize the leveraging of private investment.
(1) 
Renaissance 2000 Affordable Housing Program, Administered by CDC Properties, Inc., uses HOME funds to rehabilitate and resell single-family homes.
(2) 
New Jersey Economic Development Authority (NJEDA) offers an array of programs and services for businesses seeking to locate, expand and remain in New Jersey.
(3) 
The Investment Banking Division offers long-term, lower interest rate bond financing of $750,000 and greater for a wide range of businesses and not-for-profit organizations. Tax-exempt bond financing is available for qualified borrowers such as manufacturing facilities and certain nonprofit 501c(3) organizations.
(4) 
The Community Development and Small Business Lending Division offers financial assistance and technical assistance (including training programs and consultations) for startup and microbusinesses.
(5) 
The Commercial Lending Division offers loans and loan guaranties from $50,000 to $3,000,000 targeted to small- and middle-market businesses. Programs offered include, in conjunction with NJDEP, assistance to companies involved in hazardous discharge site investigation and cleanup with loans up to $1,000,000 for up to 10 years. Municipalities may apply for grants and loans up to $2,000,000 per year.
(6) 
The Real Estate Development Division provides assistance with land assembly, site improvements, construction and renovations for projects of significant economic impact.
(7) 
NJEDA also offers tax-exempt bonds, the Business Incentive Program, financing through the Urban Development Corporation (UDC) and administers the Local Development Financing Fund.
(8) 
New Jersey Office of Sustainability (NJOS) has been given the authority by the state to provide low-interest loan funds to qualified sustainable businesses, to encourage the state's procurement of environmentally preferable products and to act as an advocate for sustainable firms.
(9) 
U.S. Economic Development Authority (USEDA) offers a variety of programs and services including infrastructure financing.
(10) 
New Jersey and U.S. Small Business Administrations (SBAs) offer competitive loans to qualified small businesses.
(11) 
U.S. Department of Housing and Urban Development (HUD) provides community development block grant (CDBG) moneys which can be used in a number of different ways, and has recently developed an Economic Development Initiative Program.
(12) 
Housing programs.
(a) 
Federal loan and mortgage guaranties through the Federal Housing Administration (FHA) and Federal National Mortgage Agency (FNMA).
(b) 
Federal Home Loan Bank (FHLB) Affordable Housing Program.
(c) 
Veterans Administration mortgage guaranties.
(d) 
Federal low-income housing tax credits.
(e) 
New Jersey Housing and Mortgage Finance Agency (HMFA) bond financing and reduced rate mortgages.
(f) 
New Jersey Department of Community Affairs (NJDCA) HOME funding, Balanced Housing Program and Housing Advocacy Predevelopment Grants.
(13) 
Private foundations.
(a) 
Transportation improvement funds. The New Jersey Department of Transportation and New Jersey Transit, under the federal Transportation Equity Act for the 21st Century, provide grants for various transportation projects that improve safety, increase intermodality, protect the environment and create economic opportunity. These programs include:
[1] 
Transportation enhancement grants for transportation projects that improve communities' cultural, aesthetic and environmental qualities.
[2] 
The sustainable communities program establishes a pilot program to help state and local governments plan environmentally friendly development.
[3] 
Bicycle and pedestrian paths programs expand funding provisions to make bicycling and walking safer and more viable ways of travel.
[4] 
NJDEP Green Acres Program. This program is administered by the NJDEP Bureau of Green Trust Management, and provides low-interest loans (2%) and grants to municipal and county governments to acquire open space, develop outdoor recreation facilities and to finance conservation, including historic preservation, efforts.
[5] 
Payments in Lieu of Taxes (PILOTs). PILOTs incentives for developers can be considered by the municipality.
[6] 
NJDEP Brownfields Program. This program is run through the Site Remediation Program and was created to promote reuse of contaminated properties by providing guidance for conducting investigations and cleanups, funding for municipalities and businesses to conduct the work through the Hazardous Discharge Site Remediation Fund and by clarifying liability issues for local officials, developers and the lending community. NJEDA administers the financial aspect of the site remediation in connection with the Hazardous Discharge Site Remediation Fund, while NJDEP administers the site remediation aspects of applications to the fund.
[7] 
USEPA Brownfields Program. This program is currently in its pilot project stage, and has given grant money for assessment projects, such as the one in Hudson County, and has also given grant money for remedial work in federal Urban Empowerment Zones, such as the City of Newark and the City of Camden. Additionally, federal legislation is pending that will allow federal income tax credits for reclamation costs of brownfields areas.
[8] 
NJDEP Underground Storage Tank Removal Program provides funding and technical guidance for removal of leaking and substandard USTs.
[9] 
NJDEP Environmental Opportunity Zones. A statute enacted in January 1996 allows municipalities to create Environmental Opportunity Zones where local property tax incentives will be provided during a ten-year period to developers of contaminated properties within the designated areas.
A. 
Franklin Township Master Plan. The objectives of the plan seek to achieve the goals and objectives contained within 1994 Master Plan Reexamination which update the goals and objectives of the 1988 Township Master Plan. The following goals of the 1994 Master Plan Reexamination are met by the Redevelopment Plan:
(1) 
Maintain diversity in the type and character of development and particularly to promote opportunity for varied residential environments and variety in the type and cost of housing:
(a) 
By providing a variety of housing choices in new developments within overall density standards as expressed in the Land Use Element with due consideration of the environmental preservation policies and the Circulation Element contained herein.
(b) 
By providing housing for varying age groups, family sizes and income levels.
(c) 
By protecting sound residential areas and upgrading those that are in declining condition.
(d) 
Explore other than the builder's remedy/conventional developer set-asides as means of providing affordable housing.
(e) 
Conserve rural characteristics, areas of natural beauty, sensitive environmental areas, productive agricultural areas and important historic places.
(f) 
Expand the employment base and tax base, focusing on areas with regional accessibility to avoid traffic and other transportation problems.
(g) 
By relating major employment areas to existing and major highways and arterial roads as well as centers as embodied in the State Development and Redevelopment Guide Plan, with due consideration to the impact on residential areas.
(h) 
By locating major employment areas to the periphery of the Township to limit nonlocal traffic through residential neighborhoods.
(2) 
Provide a reasonable balance between housing and job opportunities.
(3) 
Emphasize convenience and neighborhood commercial centers and limit major commercial development to nodes with regional access:
(a) 
By locating regional shopping centers in nodes with regional access.
(b) 
By providing neighborhood and community shopping areas where residential densities can support such commercial activities.
(c) 
By limiting strip commercial development.
(4) 
Direct more intensive development to areas that are serviced with utilities and use utility systems as a means of shaping the development pattern in order to achieve optimum utilization of utility systems and overall development policies:
(a) 
By insuring that the Comprehensive Plan is the primary document upon which all other plans are based establishing the areas of the Township that should be provided with public utilities.
(b) 
By maximizing the use of existing utility systems.
(c) 
By encouraging infill and selective expansion of existing built-up areas.
(d) 
Establish a circulation system that allows free movement between various parts of the Township, provides service to built-up areas and fits into an area-wide transportation network without undermining integrity of residential, historic or rural areas.
(e) 
By general improvement of traffic and transportation facilities.
(f) 
By encouraging the use of mass transportation for both internal and external movements.
(5) 
Provide for a range of quality public services such as schools, recreation, public safety and cultural services and assure availability of areas for such services through the planning process.
(6) 
Encourage an energy efficient pattern of land development by concentrating development and densities in areas served by utilities.
B. 
Renaissance 2000 Plan. This plan has built upon, and is in conformance with, the Renaissance 2000 Plan. The development programs within the Renaissance 2000 Plan have been incorporated into this Redevelopment Plan. Where areas within the Redevelopment Area were not planned for in the Renaissance 2000 Plan, the planned uses for those areas do not conflict with the uses promulgated in the either this plan or the Renaissance 2000 Plan.
C. 
Relationship to Master Plans. The proposed Redevelopment Plan is substantially consistent with the Master Plans of adjacent municipalities, Somerset County and the State Development and Redevelopment Plan (SDRP).
D. 
Adjacent municipalities. Franklin lies adjacent to the municipalities of Bridgewater Township, North Brunswick Township, the City of New Brunswick, South Brunswick Township, South Bound Brook Borough, Piscataway Township, Princeton Township, Montgomery Township, Rocky Hill Borough, Hillsborough Township, Millstone Borough and Manville Borough. The Redevelopment Area is only contiguous to the City of New Brunswick; however, the Master Plans of the other contiguous municipalities were reviewed and do not conflict with the plan.
E. 
City of New Brunswick. New Brunswick is located to the east of the Redevelopment Area across Route 27. The City has been an on-going partner in the Renaissance 2000 planning process since its inception. The City has adopted three Redevelopment Plans for its Renaissance 2000 Area, covering the Henry-Oliver Avenue Area, the 1,000 Somerset Area and the Edpas Road Area. (See Ren2000 Area: Redevelopment Plans and Areas Map.)[1]
(1) 
Henry-Oliver Avenue Redevelopment Plan: The primary objective of this plan is "to revitalize the Henry-Oliver District by removing all blighting conditions and influences therefrom, including, but not limited to, those conditions and influences which have led to the stagnation and/or unproductive use of lands, providing for the productive utilization of cleared land areas through the redevelopment of same for their highest and best use and with uses which are compatible with a viable residential neighborhood, which redevelopment may require removing all structures in a single area in order to provide for an integrated and compatible development." (Page 17.)
(a) 
This Plan rezones the Henry-Oliver Avenues area from Special Development to C-5C, a highway commercial zoning district which permits highway-oriented uses such as office, restaurants (including drive-ins) and bars, retail uses including department stores, discount, outlet and wholesale stores, indoor and outdoor theaters, supermarkets, home-building supply stores (excluding lumberyards), shopping malls and centers, automobile dealerships, hotel and conference centers, motels, park-and-ride facilities, educational training centers, business and office equipment supply stores, car washes, transportation and communications offices and facilities, public transportation passenger stations and parking facilities, and transmission towers and communications facilities.
(b) 
These uses are permitted on lots of a minimum of 10,000 square feet with a front yard setback of 25 feet, side yards of 20 feet/50 feet and rear yards of 20 feet. Maximum height permitted is 40 feet, and maximum lot coverage is 50%. Parking is permitted in the front yard. The signage standards for this district are similar to those required herein. No billboards are permitted and it is encouraged that "maximum effort should be made to establish a common sign band along all retail buildings fronting on Somerset Street." (Page 15.) The signage standards for all uses are as follows:
Freestanding Signs
Attached Signs
Maximum Sign Area
(square feet)
Maximum Sign Height
(feet)
Minimum Lot Line Setback
(feet)
Maximum Sign Area
(square feet)
All uses
30
12
20
1 square foot for each 1 foot width of front building facade; not to exceed 50 square feet
(2) 
1,000 Somerset Redevelopment Plan: This plan covers the area roughly between Camner Avenue and the Railroad right-of-way along Route 27. The 1995 Redevelopment Plan places this area in the HD Highway Development Zoning District. However, this was amended to the C-5C Highway Commercial District in December 1996. A portion of this property has been developed as the Aldi Food Store. Off-street parking is permitted in the front yard. The goals of this plan are as follows:
(a) 
Increase the utilization of H-D (Highway Development) land by enhancing its attractiveness for retail usage.
(b) 
Accommodate uses for vacant land that is likely to remain so without inclusion in a redevelopment plan.
(c) 
Develop new businesses to provide goods and services to the adjacent community.
(d) 
Relieve problems associated with dilapidated buildings by creating a situation conducive to retail/commercial redevelopment.
(e) 
Create job opportunities for area residents via commercial development.
(f) 
To remedy the visual appearance of the land and thus enhance its value and the values of adjacent properties.
(g) 
Design the development of the parcel to minimize the number of access points on to Route 27.
(h) 
Maintain existing acceleration and deceleration lanes to and from the site on Route 27 and look to their potential enhancement.
(i) 
Install all utility lines underground to improve the aesthetic appearance of the area.
(3) 
Edpas Road Redevelopment Plan: The primary objective of this plan is "to revitalize the Edpas Road District by removing all blighting conditions and influences therefrom, including, but not limited to those conditions and influences which have led to the stagnation and/or unproductive use of lands, providing for the productive utilization of cleared land areas through the redevelopment of same for their highest and best use and with uses which are compatible with a viable residential neighborhood, which redevelopment may require removing all structures in a single area in order to provide for an integrated and compatible development." (Page 16.)
(a) 
This plan governs the residential area to the rear of the foregoing two Redevelopment Areas in the City. The plan places the area in the R-6 Multifamily Zoning District and permits maximum residential densities of 28 units per acre in three-story structures.
(b) 
The City's Zoning Map places the majority of the remaining area, not in City Redevelopment Areas, across Route 27 from the Franklin Redevelopment Area in the R-6 Multifamily Zoning District. The R-6 area includes St. Peter's Cemetery and the residential areas between the cemetery and Quentin Avenue, and Van Dyke Avenue and Jennings Court.
(c) 
The goals and objectives of the foregoing redevelopment plans are compatible with those of the Franklin Township Plan. In terms of design standards for uses, although development standards in the Franklin Redevelopment Area and the City zoning standards in the Renaissance 2000 New Brunswick area are generally compatible, it is recommended that a joint design standard document be adopted by both municipalities to ensure consistent design particularly in the areas of signage, the location of off-street parking, building design and landscaping.
[1]
Editor's Note: These plans are on file in the Clerk's office.
F. 
Somerset County Master Plan.
(1) 
The 1987 Somerset County Master Plan is structured to be the intermediary planning document between the State Development and Redevelopment Plan and individual Municipal Master Plans. The Redevelopment Plan is consistent with the following goals of the 1987 County Plan:
(a) 
To relate development activities to long-range trends and the essential utilities and services necessary to support future development in an economical and environmentally sound manner.
(b) 
To focus future development opportunities in and around logical areas of existing development by encouraging a variety of housing types, convenient employment opportunities, and investments in utilities and transit facilities in defined areas. The effort should be to prevent further sprawl development by increasing the capacity and efficiency of existing core areas of development in order to attract new development.
(c) 
To discourage sprawl development patterns, and to that end, discourage the extension of water, sewer and highway systems into areas considered inappropriate for development. Public and quasi-public investments should be directed to upgrading and providing additional capacity to the existing systems by modernizing them, improving their capacities, and replacing deteriorated sections.
(d) 
To preserve a safe, healthy and visually pleasing environment by fostering building and landscape designs that encourage visually pleasing buffers, facades, and spatial relationships.
(2) 
In the 1987 Somerset County Master Plan, the area is located in a growth management area and a corridor development area along Route 27.
(a) 
The following policies of the growth management area as set forth by the county are consistent with the plan:
[1] 
Maintain a balance between housing, jobs and support services.
[2] 
Coordinate planning, zoning and utility plans/extension policies.
[3] 
Maintain adequate open space/recreation.
[4] 
Upgrade or expand community facilities, i.e. schools, day care.
[5] 
Promote mixed-use and high quality design standards.
(b) 
The following policies of the Corridor Development Area are consistent with the plan:
[1] 
Improve highway safety and capacity.
[2] 
Coordinate planning at all levels in order to implement a unified transportation management program.
[3] 
Limit large-scale commercial development to corridors/nodes with regional highway access which can be served with transit services and public facilities.
[4] 
Minimize strip development and cluster in nodes.
[5] 
Plan for low-cost capital improvements.
G. 
State Development and Redevelopment Plan.
(1) 
The SDRP places the Redevelopment Area in Metropolitan Planning Area 1 (PA1). The proposed Redevelopment Plan is consistent with the planning goals and objectives of the SDRP as a whole, and of PA1 in particular. In terms of land use, the proposed plan emphasizes the efficient use of infrastructure and public facilities, including recreation facilities, and revitalization of existing housing and commercial building stock. Affordable housing opportunities for the elderly and the creation of job opportunities through commercial development are a priority.
(2) 
Public/private partnerships are already a strong presence in the Area as a part of Renaissance 2000. The proposed plan makes great efforts to encourage efficient transportation and circulation in the Redevelopment Area, including promotion of pedestrian safety and access to mass transit.
(3) 
This Redevelopment Plan is the product of joint planning in two municipalities within two different counties, and has been funded by a Somerset County Economic Development Program grant.
A. 
Amending the Redevelopment Plan. Upon compliance with the requirements of applicable law, the Township Council of Franklin Township may amend, revise or modify this Redevelopment Plan, as circumstances may make such changes appropriate.
B. 
Duration of Redevelopment Plan. The Redevelopment Plan, as amended, shall be in full force and effect for a period of 30 years from the date of approval of this plan by the Township Council.
C. 
Conveyance of land. The Township Council or Redevelopment Agency may sell, lease, or otherwise convey to a redeveloper for redevelopment, subject to the restrictions, controls and requirements of this Redevelopment Plan, all or any portion of the land within the Redevelopment Area which becomes available to disposal by the municipality as a result of public action under this plan. The Township reserves the right to formulate an agreement under any of the above-referenced arrangements and to enforce resale covenants.
D. 
Criteria and procedures for redeveloper(s) selection and implementation of Redevelopment Plan. The following restrictions and controls on redevelopment are hereby imposed in connection with the selection of a redeveloper(s) and shall apply notwithstanding the provisions of any zoning or building ordinance or other regulations now or hereafter in force. Items in Subsection D(1)(a) through (e) and D(2) hereunder shall be implemented by appropriate covenants or other provisions in redeveloper(s) agreements and/or disposition instruments. An applicant for development shall apply to the Agency to be designated as a redeveloper and shall enter into a redevelopment agreement with the Agency.
[Amended 3-23-2021 by Ord. No. 4336-21]
(1) 
Applicants for designation as redeveloper must submit the following materials to the designated entity for review and approval:
(a) 
Documentation evidencing financial responsibility and capability with respect to the proposed development;
(b) 
Estimated offering price and deposit for acquisition of any land(s) to be acquired from the municipality for development;
(c) 
Estimated total development cost;
(d) 
Fiscal impact analysis addressing the effect of the proposed project on municipal services and tax base;
(e) 
Estimated time schedule for start and completion of development; and
(f) 
Conceptual plans and elevations sufficient in scope to demonstrate the design, architectural concepts, parking, traffic circulation, landscaping, active and/or passive recreation space, and sign proposals for all uses and, in addition, bedroom distribution and size of dwelling units for any residential development, and loading requirements for any proposed nonresidential use.
(2) 
The redeveloper(s) will be obligated to carry out the specified improvements in accordance with the Redevelopment Plan.
(3) 
The redeveloper(s), its successors or assigns shall devote land within the Redevelopment Area to the uses specified in this Redevelopment Plan.
(4) 
The redeveloper(s) shall begin and complete the development of said land for the use(s) required in this Redevelopment Plan within a period of time which the Township Council or Redevelopment Agency fixes as reasonable.
(5) 
Until the completion of the improvements, the redeveloper(s) will not be permitted to sell, lease, or otherwise transfer or dispose of property within the Redevelopment Area without prior written consent of the designated entity.
(6) 
Upon completion of the required improvements, the conditions determined to exist at the time the Redevelopment Area was determined to be in need of redevelopment shall be deemed to no longer exist, and the land and improvements thereon shall no longer be subject to eminent domain as a result of those determinations.
(7) 
No covenant, agreement, lease, conveyance or other instrument shall be effected or executed by the redeveloper(s), the Township Council or Redevelopment Agency, or the successors, lessees, or assigns of either of them, by which land in the Redevelopment Area is restricted as to sale, lease, or occupancy upon the basis of race, color, creed, religion, ancestry, national origin, sex or marital status.
(8) 
Neither the redeveloper(s) nor the Township Council or Redevelopment Agency, nor the successors, lessees, or assigns or either of them shall discriminate upon the basis of race, creed, religion, ancestry, national origin, sex or marital status in the sale, lease or rental or in the use and occupancy of land or improvements erected or to be erected thereon, or any part thereof, in the Redevelopment Area.