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, at the end of 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 Chairman 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:
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, at the end of 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:
(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]
[1]
Editor's Note: See Exhibit 2, Wetlands Map,
at the end of this chapter.
(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, at the end of this chapter.)
The concept plan includes the following:
(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.
[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:
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, at the end of 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:
(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:
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 Exhibit 7, Renaissance 2000 Redevelopment Zone Underlying Zoning Plan, is included at the end of 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:
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.
(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.
(h)
Maximum lot coverage for one- and two-family
residential use: 30%.
(i)
Maximum lot coverage for public use: 55%.
(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;
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.
(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:
[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)
(9)
Townhouse
developments existing within the Renaissance Commercial (RC) Zone
as of the effective date of this ordinance[7] shall be considered permitted uses, subject to the requirements of § 112-280F(7).
[Added 7-16-2013 by Ord. No. 4021-13]
[7]
Editor's Note: "This ordinance" refers to Ord. No. 4021-13,
adopted 7-16-2013.
(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.
(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.
(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.
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.
(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.
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.
(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.
(h)
Maximum lot coverage: 30%.
(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.
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 BR 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 112-284 A 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" at the end of 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:
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Antique store
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Art gallery/shop
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Art studio
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Bank (except drive-through)
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Bed and bath accessories
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Bookstore (except adult bookstores)
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Boutique
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Camera shop
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Card/stationery shop
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Clothing store
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Cosmetics and makeup
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Electronics store
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Entertainment software; e.g., music stores and videostores (except
adult videostores)
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Eyeglass and lens shop
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Flower shop
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Gift shop
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Hardware store
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Home furnishings and interior design and decorating shops
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Houseware shops
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Jeweler
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Liquor store
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Office supplies
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Pharmacy
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Phone or wireless communications store
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Photography studio
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Restaurant (except drive-through)
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Shoe sale/repair
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Sporting goods
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Toy store
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Martial arts studio
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Real estate agency
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Tailor
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Health club/spa
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Financial industry offices
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Child care
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Other uses of similar nature and intensity
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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.
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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).
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[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].
[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/5
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).
[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: 90100%.
[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: 90100%.
[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.
(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]
[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.
[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:
[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: See Exhibit 6, Renaissance
2000 Land Use Plan, at the end of 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 at the end of 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 (501)c(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:
(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.
