This redevelopment plan serves as the formal
planning document for the revitalization and/or redevelopment of these
areas. According to the LRHL, 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
area;
C. Adequate provision for the temporary and permanent
relocation, as necessary, of residents in the project area, including
an estimate of the extent to which decent, safe and sanitary dwelling
units affordable to displaced residents will be available to them
in the existing local housing market;
D. An identification of any property within the redevelopment
area which is proposed to be acquired in accordance with the redevelopment
plan;
E. Any significant relationship of the redevelopment
plan to:
(1) The master plans of contiguous municipalities;
(2) The master plan of the county in which the municipality
is located; and
(3) The State Development and Redevelopment Plan adopted
pursuant to the State Planning Act P.L. 1985, c. 398 (N.J.S.A. 52:18A-196
et seq.)
Franklin Township is a large and diverse community
consisting of rural, suburban, and more urbanized areas. The Township
consists of nearly 47 square miles with a population in 2000 of nearly
51,000. The Township is located in a triangle between three regional
population and employment centers: New Brunswick to the east, the
Bridgewater-Somerville-Raritan area to the north, and the Princeton
corridor to the south. As shown on Map 1, the three redevelopment areas are located in less developed
portions of the Township, along its western border. All the sites
are located adjacent to the Delaware and Raritan Canal State Park.
The canal parallels the east bank of the Millstone River, which forms
the western boundary of Franklin Township.
A. The Stavola Area.
(1) The Stavola Area, shown on Map 2, consists of two
properties at the corner of Canal Road and Old Georgetown Road. Located
five miles from Princeton and directly across the D&R Canal and
the Millstone River from the Borough of Rocky Hill, the area is rural
and characterized by steep slopes. The area forms part of the designated
Rocky Hill and D & R Canal Historic Districts, all of which are
listed on the State and National Register of Historic Places. The
structures on each of these lots were also found eligible for individual
listing on the National Register in a study conducted by A.D. Marble
Associates in 2002. The structures on these lots are the last remaining
remnants of a historic mill village located on the east side of the
Millstone River. Both have been used as rental residences in recent
years, but they are currently vacant and boarded up.
(2) The structure on Block 8, Lot 1 was constructed in
the early 1700s, is representative of 18th century Dutch architecture,
and was associated with prominent landowning families in the area.
Some of the walls of the structure on Block 9, Lot 1 were constructed
possibly as early as the late 18th century, though the structure has
been largely rebuilt since that time. The structure served as a saloon
for mill workers and canal travelers in the late 19th century.
(3) The redevelopment study found that the area's historic
significance is not being properly utilized for the furtherance of
the public welfare. The two residential buildings in the area are
in a deteriorated condition, rendering them substandard, unsafe and
unfit for occupation. The redevelopment study found that because the
buildings are unfit for occupation, and because there are no barriers
preventing access to the buildings, the location of the subject buildings
adjacent to the heavily used Delaware & Raritan Canal Park poses
a threat to public safety for anyone entering the buildings. However,
the redevelopment study found that the area's location adjacent to
the Canal and within designated historic districts provides an important
opportunity for historic preservation.
(4) The development of these resources, however, is hindered
by difficult topographical and site conditions, and the years of neglect
the sites have experienced. Block 8, Lot 1 is an irregularly shaped
one-tenth-acre lot occupying the crook created by the sharply angled
intersection of Old Georgetown Road and Canal Road. The lot is located
in the floodplain and has a steep slope on its east side. Block 9,
Lot 1 is four acres in size and is located opposite Old Georgetown
Road from Block 8, Lot 1. It consists of two sections, a residential
section and an agricultural section. The residential section, which
contains the structure described above, is in the floodplain. The
larger, agricultural section of the property is located atop a steep
slope located just east of the structure and is unused and contains
some landscaping. These constraints must be taken into account in
the planning of the area. Further, applications for development on
lands near the Delaware and Raritan Canal must be submitted to and
receive a favorable approval from the Delaware and Raritan Canal Commission.
B. Laurie Rubber Area.
(1) The Laurie Rubber Area consists of several parcels
of primarily vacant land in the historic East Millstone community,
which consists of a roughly seventy-acre village dating to the early
1800s. The area is in a key location near the center of the historic
East Millstone community and adjacent to the D&R Canal State Park
(see Map 3). The area is located within both the Delaware and Raritan
Canal Historic District and the East Millstone Historic District,
both of which are listed on the State and National Register of Historic
Places. The historic East Millstone community is also located within
one of the Township's historic overlay zoning districts. The Laurie
Rubber Area consists of Block 60, Lots 18 through 21 and Block 62,
Lots 1, 2, 3, 7, 8 and 10.
(2) The main parcel, Block 60, Lots 18 through 21, is
located between the D&R Canal and Market Street. The parcel is
the site of a former rubber factory that closed its operations in
February 1983. Though they were determined by the Franklin Township
Historic Preservation Commission to be historically significant, the
factory buildings deteriorated rapidly during the 1980s and were demolished
in 1990. The main parcel, Block 60, Lots 18 through 21, is currently
a vacant, grassy field, interspersed with young trees. As discussed
in the redevelopment study, the property's current bucolic appearance
belies its long history as East Millstone's major industrial site.
As early as 1846, mattresses were being produced on the site using
a husking mill. By 1859, the site was being used as a distillery,
converting grain produced in the surrounding rural area into gin and
also for the production of bakers' yeast. In 1910, the facility was
converted into a rubber-recycling factory which operated until February
1983, just before the ECRA (Environmental Cleanup Responsibility Act)
went into effect. An ECRA file (Case No. 84-278) was opened on the
facility in 1984 when it appeared the property was going to be sold.
The facility was found at the time to contain environmental contamination.
However, the ECRA case was closed when the sale fell through. By 1989,
significant deterioration had occurred at the facility, which was
found by the Township Office of Fire Prevention to pose an imminent
health and safety hazard. A demolition permit was issued in 1990,
and the site was cleared and cleaned to its current state. While it
is believed that some degree of environmental cleanup occurred, the
level of contamination that remains is unknown. The unknown level
of remaining contamination on the site has likely hindered its redevelopment.
(3) Several parcels between Market and Williams Streets
are included in the Laurie Rubber Area as well, because they remain
under common ownership with the main parcel. Most of these parcels
are also vacant; however, two of the parcels contain a garage and
a storage building. Possible environmental contamination may have
occurred on this property and has likely contributed to the lack of
redevelopment. An environmental study will need to be conducted prior
to redevelopment.
(4) It is noted that applications for development on lands
adjacent to the Delaware and Raritan Canal must be submitted to and
receive a favorable approval from the Delaware and Raritan Canal Commission.
The Commission's requirements pose a substantial impediment to new
construction in the area between Market Street and the canal and limit
the amount of new construction that could take place elsewhere in
the area.
C. Onka Bus-Franklin Inn Area.
(1) The Onka Bus-Franklin Inn Area, at 4.4 acres in size,
is located on the north side of Amwell Road, across from the heart
of the historic East Millstone community and within the Delaware and
Raritan Canal Historic District (see Map 3). The area is located adjacent
to the D&R Canal Park and is across Amwell Road from a small park
and several historic buildings currently used for retail and offices.
The Onka Bus-Franklin Inn Area consists of Block 512, Lot 4.
(2) The area contains a historic inn adjacent to the canal.
The inn has been documented on the Historic American Building Survey
(Reference No. NJ-648). The two-story frame inn was originally constructed
as a farmhouse in 1752 but was expanded into an inn during the 19th
century. The inn closed during the Prohibition era, and the property
has been under its current ownership since the mid-20th century. Since
the 1960s, the inn has housed a canoe rental service, an antique store,
and is currently leased to the Blackwells Mills Canal House Association.
A small used bookstore is operated in the building on an intermittent
basis. The exterior of the inn appears to be in fair condition and
has recently been scraped, primed and repainted. However, damage to
the interior has been recorded.
(3) The area includes a complex of much newer buildings,
located to the east of the inn, that had recently served as a bus
depot but now appears to be used primarily for vehicular maintenance
and repair. There is a gravel parking area between these newer buildings
and the historic inn, as well as a parking area in front of the newer
buildings. A large gravel yard on the east side of the property and
visible from the Village of East Millstone is used for vehicle storage
and additional parking. The property formerly included a gas station
and contained six underground oil storage tanks, which were removed
in 1991. An assessment of environmental contamination on the site
would be needed if the site were to be redeveloped.
(4) The redevelopment study found that the presence of
the bus depot use is deleterious to the surrounding community and
the historic inn, that its presence hinders the rehabilitation of
the Franklin Inn and is harmful to the adjacent East Millstone historic
village, and that the negative visual impacts from the use are visible
from both the Inn and the East Millstone community.
(5) Applications for development on lands adjacent to
the Canal must be submitted to and receive a favorable approval from
the Delaware and Raritan Canal Commission. The Commission's requirements
significantly limit the amount of new or additional development that
could take place in the area.
Maintaining the character of the Township's
existing historic villages (e.g., Griggstown and East Millstone) is
one of the Township's primary land use planning goals, as reflected
in the Township's Master Plan. This redevelopment plan is consistent
with the Master Plan's historic preservation goals and objectives,
and, in fact, is intended to achieve them with respect to these areas.
The primary goal of this redevelopment plan is the preservation and
enhancement of the historic resources located in and around historic
villages. The specific intent and objectives related to the three
areas follow.
A. Stavola Area. The intent of this plan with respect
to this area is the acquisition, enhancement and preservation of the
historic structures located on the two properties in the area. The
Township intends to acquire the structures as the most direct and
effective means of ensuring their preservation and enhancement. After
the structures are obtained, the Township will have the buildings
secured with respect to vandalism and trespassing, will seek to restore
the exterior of the buildings in a manner that is appropriate to the
historic context of each building and which will involve the removal
of any modern appurtenances on the building exteriors. Preservation
of these buildings is important, as they represent the last remnants
of a historic mill village located along the east side of the Millstone
River. As a result, it is intended that tours of the buildings could
be conducted on a periodic basis in coordination with a nonprofit
organization dedicated to historic preservation (e.g., the Meadows
Foundation).
B. Laurie Rubber Area. The intent of the redevelopment
area with respect to the Laurie Rubber Area is the provision of open
space and redevelopment that is consistent with scale and character
of the historic East Millstone village. On the main parcel (i.e.,
the land between Market Street and the canal), the primary intent
of the redevelopment plan is the provision of open space capitalizing
on the parcel's proximity to the canal, although the plan allows for
single-family development in accordance with the R-10H District if
such development were to be permitted by the D&R Commission. On
the south side of Market Street, the redevelopment plan calls for
redevelopment that is consistent with the nature of the historic village,
consisting of single-family residential development in accordance
with the requirements of the R-10H District and/or the adaptive reuse
of the existing buildings for single-family residential or professional
office use.
C. Franklin Inn-Onka Bus Area.
(1) The principal objective regarding the Franklin Inn
— Onka Bus Area are: the preservation and restoration of the
historic Franklin Inn building and the acquisition of the Onka Bus
facility for the purposes of converting it to open space. However,
if conversion of the Onka site to open space is found to be infeasible,
than the objective would be the reuse of the Onka Bus building and
site in a manner that is more compatible with the historic East Millstone
Village and which capitalizes on, and is more consistent with, its
location adjacent to the D&R Canal. If the Onka Bus facility is
redeveloped, the rear portion (which adjoins Colonial Park) would
ideally be offered to the County for open space purposes.
(2) The objective regarding the Franklin Inn site is the
restoration, permanent preservation and continued maintenance of the
building and surrounding area in a manner that stresses its unique
historic relationship to the Canal area in conjunction with the adjacent
Bridgetender's House. In order to achieve this, it is intended that
the Franklin Inn would be separated from its current ownership through
municipal acquisition. This acquisition would involve subdivision
of the existing site, placing the Franklin Inn and Onka Bus facilities
on separate lots. The Franklin Inn would then be managed by either
the Township or another entity interested in the preservation, restoration
and management of this historic building (e.g., the Meadows Foundation
which has expressed such interest). The building would be used in
a manner that is consistent with the historic nature of the building
and surrounding area. As indicated in the Maps 4a and 4b, parking would be provided to the rear of the Inn for the
purpose of serving visitors of the Inn and the adjacent Bridgetender's
House.
(3) As indicated above, it is intended that the Onka Bus
facility would be put to open space use or reused in a manner that
is more compatible with the surrounding area. Conversion of the Onka
Bus site to open space is reflected in Map 4a. Reuse and redevelopment
of the Onka Bus facility would occur only if the following is provided
(such redevelopment is depicted on Map 4b):
(a)
Provision of a larger natural buffer between
the canal and the developed portion of the site;
(b)
Reduction in the amount of impervious surface
(i.e., paved area);
(c)
Improvements to on-site stormwater management;
(d)
Provision of a trailway connection between Colonial
Park and the Delaware and Raritan Canal towpath;
(e)
Improvement of the Amwell Road street frontage;
and
(f)
Aesthetic improvements to the Onka Bus building
and site.
The following land use standards apply to the
individual districts comprising the redevelopment area.
A. Stavola Area. Old Georgetown District (District Map
on Map 5).
(1) Principal permitted uses: low-intensity public or
quasi-public use.
(2) Lot and bulk requirements: No change shall be permitted
to existing lot area, lot frontage or yard setbacks, and no increase
shall be permitted with respect to impervious coverage or lot (building)
coverage.
(3) Additional development standards.
(a)
Existing trees and vegetated areas shall be
preserved to the maximum degree possible. Particular attention shall
be paid to the preservation of individual trees (particularly those
with a diameter at breast height greater than three inches) and to
the preservation of vegetated areas around the perimeter of the site.
(b)
Any rehabilitation of existing buildings shall
be done in a manner that is consistent and compatible with the historic
context/architecture and integrity of each of the buildings and shall
involve the removal of any modern appurtenances on the building exteriors.
B. Laurie Rubber Area. Market Street Zone (see District
Map 6).
(1) Principal permitted uses:
(b)
Uses permitted in the R-10H District, including
single-family dwellings.
(c)
Adaptive reuse of the existing buildings as
single-family residential or professional office use (excluding medical
or dental offices and other such offices that involve regular visitation
from clients or customers).
(2) Lot and bulk requirements.
(a)
Adaptive reuse of the existing buildings:
[1]
Minimum lot area: 15,000 square feet.
[2]
Minimum lot frontage: 100 feet.
[3]
Minimum front yard: no less than currently existing.
[4]
Minimum side yard: 10 feet.
[5]
Minimum rear yard: 40 feet.
[6]
Maximum lot (building) coverage: 20%.
[7]
Maximum impervious surface coverage: 40%.
[8]
Minimum parking lot setback: 10 feet.
[9]
Off-street parking: as required by Township
Development Ordinance, but not exceeding eight on-site parking spaces.
[10] Maximum building height: 2 1/2
stories/35 feet.
(b)
Uses permitted in the R-10H District: subject
to requirements of the use applicable in the R-10H District.
(3) Signage.
(a)
Adaptive reuse of the existing buildings for
professional office use.
[1]
Permitted signage and maximum number of signs:
one business identification sign shall be permitted. Such sign shall
be limited to either a wall-mounted or projecting sign mounted to
the building.
[2]
Maximum sign area: four square feet.
[3]
Sign design: The signage shall be constructed
only of high-quality materials such as carved wood, architecturally-treated
metal, and/or stone. All sign appurtenances, such as mounting brackets
for a projecting sign, shall be similarly composed of high-quality
materials that are consistent with the design of the sign.
[4]
Placement: The sign shall only be placed on
a building facade that faces street frontage. If a projecting sign
is employed, it shall: be positioned perpendicular to the building
facade; not project more than three feet from the building facade,
including any sign appurtenances; have at least eight feet of clearance
to the ground if located in an area traversed by pedestrians; not
project into an area traversed by vehicles; and not project into the
public right-of-way.
[5]
Maximum height: The maximum height to the top
of the sign and sign appurtenances shall be 14 feet or the height
of the sill or bottom of any second-story window, whichever is less.
[6]
Illumination: Only an externally-lighted sign
shall be permitted. Such lighting shall be of such design so as to
illuminate only the face of the sign and shall be of such power minimally
necessary for such illumination. The design of such lighting shall
be compatible with the historic character of the neighborhood and
shall be complementary to the design of the sign and building.
(b)
Uses permitted in the R-10H District: subject
to requirements applicable in the R-10H District.
(4) Additional development standards.
(a)
Existing trees and vegetated areas shall be
preserved to the maximum degree possible. Particular attention shall
be paid to the preservation of individual trees, particularly those
with a diameter at breast height greater than three inches, and to
the preservation of vegetated areas around the perimeter of the site
especially where adjoining residences.
(b)
The adaptive reuse and rehabilitation of existing
buildings shall be done in a manner that is consistent and compatible
with the architecture of the existing buildings and that is consistent
and compatible with the historic character of the East Millstone Village.
(c)
The parking lot setback area shall contain sufficient
and attractive planting, and/or stone walls (no greater than three
feet in height) and/or fencing designed to screen views of the parking
lot from adjoining properties and the street.
(d)
Fences shall be no more than 50% opaque (i.e.,
picket or post-and-rail), shall be constructed of wood and shall be
no greater than four feet in height. If intended to screen a refuse
area, fencing may be more opaque but shall be constructed of wood
and shall be no greater than six feet in height.
C. Franklin Inn-Onka Bus Area.
(1) Onka Bus District:
(a)
Principal permitted uses:
[1]
Public or quasi-public use such as open space,
museum, library, community meeting space or other such uses.
[2]
Restaurant, non-drive-through.
[3]
Inn or bed-and-breakfast. An "inn" shall be
defined as a commercial establishment providing lodging and meals
for transients during short-term visits. Any structure used for such
a purpose shall provide not more than 10 guest rooms for travelers
and shall have full occupancy by paying guests at not more than 25
persons. A "bed-and-breakfast" shall be defined as an owner-occupied
single-family residence providing short-term lodging and a morning
meal to transients for compensation. The limit of time a guest may
stay in either such establishment shall be limited to two weeks.
[4]
Professional, medical or dental office.
[5]
The following retail uses: antique store; candy
store; ice cream parlor; art and craft supply store; bookstores; and
camera and photographic supply store. No other type of retail uses
shall be permitted.
[6]
Art and photographic gallery and/or studio.
[7]
Place of instruction for art, craft, music,
dance and/or photography.
(b)
Lot and bulk requirements.
[1]
Minimum lot area: four acres. However, lesser
lot area shall be permitted commensurate with the amount of any land
dedicated for open space.
[2]
Minimum lot frontage: 250 feet.
[3]
Minimum front yard: no less than currently existing.
[4]
Minimum side or rear yard: no less than currently
existing.
[5]
Maximum lot (building) coverage: 10,000 square
feet.
[6]
Floor area ratio (FAR): no greater than currently
existing, minus the rear warehouse/bus depot portion of the facility,
except if an art gallery or antique store is proposed, in which case
the rear warehouse/bus depot may be included in the permitted FAR.
[7]
Maximum impervious surface coverage: 25%, but
no greater than minimally necessary to meet the off-street parking
requirement for the use (plus associated sidewalks, outdoor eating
area and other necessary and appropriate impervious surfaces). Any
land dedicated for open space may be included as part of the lot area
in the calculation of permitted impervious coverage.
[8]
Minimum parking lot setback (front): 50 feet.
[9]
Minimum parking lot setback (side): 50 feet
from edge of canal or 25 feet from side lot line whichever is greater
(to west): 25 feet from side lot (to east).
[10] Maximum building height: 2 1/2
stories/35 feet.
[11] Off-street parking: as required
by the Town Development Ordinance.
(2) Franklin Inn District.
(a)
Principal permitted uses: Public or quasi-public
use, such as open space, museum, library, community meeting space
or other such uses. Ancillary to the use of the building by a public
or nonprofit [501c(3)] entity, retail facilities serving a fund-raising
purpose may be provided.
(b)
Lot and bulk requirements.
[1]
Minimum lot area: 10,000 square feet.
[2]
Minimum lot frontage: 125 feet.
[3]
Minimum front yard: no less than currently existing.
[4]
Minimum side rear yard: no less than currently
existing.
[5]
Maximum lot (building) coverage: 20%.
[6]
Maximum impervious surface: 50%.
[7]
Minimum parking lot setback (front): 50 feet.
[8]
Maximum building height: 2 1/2 stories/35
feet.
[9]
Off-street parking: as required by the Town
Development Ordinance.
(3) Signage requirements for the Onka Bus and Franklin
Inn Districts.
(a)
Permitted signage and maximum number of signs.
Freestanding signage and building-mounted signage shall be permitted
in the following manner:
[1]
Freestanding signage: Freestanding signage shall
only be provided in the form of a hanging sign. Not more than one
hanging sign shall be permitted per site. A hanging sign is defined
as a freestanding sign that is supported by the extended arm of a
single post.
[2]
Building-mounted signage: Building-mounted signage
shall only be provided in the form of wall or projecting signage.
Not more than one wall or projecting sign shall be permitted per business
tenant.
(b)
Maximum sign area: six square feet per sign.
(c)
Maximum height: A hanging sign shall be no greater
than six feet in height as measured to the top of the sign with the
supporting post no greater than eight feet in height. The maximum
height to the uppermost portion of a building-mounted sign shall be
14 feet or the height of the sill or bottom of any second-story window,
whichever is less.
(d)
Sign design: The signage shall be constructed
only of high-quality materials, such as carved wood, architecturally-treated
metal, and/or stone. All sign appurtenances, such as mounting brackets
for a projecting sign, shall be similarly composed of high-quality
materials that are consistent with the design of the sign.
(e)
Minimum setback: No part of a sign or sign appurtenances
shall be located closer than 10 feet from the front lot line or 20
feet from a side lot line.
(f)
Placement of building-mounted signage: Signage
shall only be placed on a building facade that faces street frontage.
If projecting signage is employed, it shall: be positioned perpendicular
to the building facade; not project more than three feet from the
building facade, including any sign appurtenances; have at least eight
feet of clearance to the ground if located in an area traversed by
pedestrians; and not project into an area traversed by vehicles.
(g)
Illumination: Only externally-lighted signs
shall be permitted. Such lighting shall be of such design so as to
illuminate only the face of the sign and shall be of such power minimally
necessary for such illumination. The design of such lighting shall
be compatible with the historic character of the neighborhood and
shall be complementary to design of the sign and building.
(4) Additional development standards. The following development
standards shall apply in both the Franklin Inn and Onka-Bus Districts,
as may be applicable:
(a)
A naturally planted landscape buffer shall be
provided between the developed portion of the site and the D&R
Canal. The buffer shall be at least 50 feet in width as measured from
the edge of the Canal. The buffer shall consist of existing vegetation
and such additional native vegetation as is deemed necessary by the
Planning Board and the D&R Canal Commission to provide a sufficient
visual buffer and to properly restore the Canal bank.
(b)
The buffer along the Canal shall be provided
in such a manner that allows for possible future provision of a trailway
connection between Colonial Park and the D&R Canal towpath.
(c)
The Planning Board may modify the fifty-foot
landscape buffer for the purpose of allowing an outdoor eating area
accessory to a restaurant, provided the following is satisfied: approval
of the D&R Canal Commission; minimal removal of existing trees
(with replacement of trees removed); bank stabilization and restoration
is achieved; sufficient waste collection is provided; the outdoor
eating area does not adversely affect the possible future provision
of a trailway connection between Colonial Park and the D&R Canal
tow path.
(d)
The rear warehouse/bus depot portion of the
Onka Bus facility shall be removed in association with any proposal
for redevelopment of the facility, except if used in association with
an art gallery or antique store. If so retained, the exterior of the
warehouse/bus depot portion of the Onka Bus facility shall be improved
to the satisfaction of the Planning Board.
(e)
Redevelopment of the Onka-Bus facility shall
incorporate stormwater management improvements sufficient to bring
the site into compliance with all applicable requirements.
(f)
An outdoor bathroom facility may be provided
to the rear of the Franklin Inn building to service the Inn and the
adjacent Bridgetender's House.
(g)
Redevelopment and rehabilitation of the Onka
Bus building shall be done in a manner that substantially improves
the aesthetics of the building and that makes the building more in
keeping with its adjacency to a historic village and its location
within the Delaware and Raritan Canal Historic District.
(h)
To the maximum extent possible, alternative
paving materials such as pavers shall be utilized in the parking area
with asphalt paving limited to areas necessary for handicapped access.
Curbing shall be Belgian block.
(i)
No outside storage of vehicles or any other
equipment or storage shall be permitted.
(j)
Redevelopment shall incorporate improvements
to the streetscape along Amwell Road consisting of a landscaped front
yard between Amwell Road and the building and the parking lot (required
above to be set back at least 50 feet from the front lot line) and
deciduous street trees along Amwell Road of size, type and spacing
consistent with Township standards. The only impervious surfaces permitted
within this area shall be access drives leading to parking areas located
further back on the site and any curbing and sidewalks which may be
provided. If curbing is provided along the Amwell Road frontage, it
shall be Belgian block and shall be set back at least 10 feet from
the white line delineating the edge of the travelway.
(k)
The parking lot setback areas shall contain
sufficient and attractive plantings and/or low fencing or walls designed
to screen views of the parking lot from adjoining properties and the
street.
(l)
There shall be no removal of existing trees,
except for that minimally necessary and permitted by the D&R Canal
Commission for the provision of a trailway connection and the provision
of parking behind the Franklin Inn building. If any trees must be
replaced, an equivalent number must be planted to replace them.
(m)
Fences shall be no more than 50% opaque (i.e.,
picket or post-and-rall), shall be constructed of wood and shall be
no greater than four feet in height. If intended to screen a refuse
area, fencing may be more opaque, but shall be constructed of wood
and shall be no greater than six feet in height.
(n)
The shared use of parking between the two facilities
shall be encouraged.
D. Relocation. The plan does not require or propose the
relocation of any residents.
E. Property to be acquired. The redevelopment plan may
require the acquisition of properties through the use of eminent domain
in accordance with the LRHL. 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 undermine the implementation
in the plan. Private acquisition of these properties by the redeveloper
shall be pursued prior to any action by the Township.
The plan is consistent with the master plans
of adjacent municipalities, Somerset County and the State Development
and Redevelopment Plan (SDRP), as well as the planning policies of
the Delaware and Raritan Canal Commission.
A. State Development and Redevelopment Plan.
(1) The redevelopment plan is consistent with and/or implements
the historic preservation goals, policies and strategies of the State
Development and Redevelopment Plan (SDRP). As one might expect, historic
preservation is a key goal of the State Development and Redevelopment
Plan (SDRP). In fact, historic preservation is addressed as part of
the eight key goals of the SDRP in Goal No. 7: "Preserve and enhance
areas with historic, cultural, scenic, open space and recreational
value." As well, the following is an SDRP-policy related to historic
preservation:
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"Protect, enhance and, where appropriate, rehabilitate
historic, cultural and scenic resources by identifying, evaluating
and registering significant historic, cultural and scenic landscapes,
districts, structures, buildings, objects and sites and ensuring that
new growth and development is compatible with historic, cultural and
scenic values."
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(2) The SDRP suggests a number of potential strategies
intended to help achieve the SDRP's policy of enhancement, preservation
and use of historic assets, including the adaptive reuse of historic
buildings and the following:
(a)
Historic resources and development regulations.
Protect the character of historic sites, landscapes, structures and
areas through comprehensive planning, flexible application of zoning
ordinances, construction codes and other development regulations.
(b)
Historic resources and infrastructure. Locate
and design public and private capital improvements to protect historic
resources and their settings from the immediate and cumulative effects
of construction and maintenance of these improvements.
(c)
Identification and delineation of scenic and
historic corridors. Participate in the coordination of state, regional
and local government identification and delineation of scenic and
historic corridors throughout New Jersey, and take the necessary steps
to protect them.
(d)
Greenways, scenic and historic corridors. Establish
within a regional greenway system publicly accessible portions of
scenic and historic corridors to provide passive and active recreational
and cultural opportunities.
(e)
Development patterns and design to support scenic
and historic values. Manage development and redevelopment to maintain,
complement and enhance scenic and historic values within identified
and delineated scenic and historic corridors.
(f)
Protection and preservation of scenic and historic
corridors. Protect scenic and historic corridors by appropriate means
and preserve them by using easement purchase, density transfers, fee-simple
purchase and other innovative and effective mechanisms.
(g)
Museums. Support museums, libraries, interpretive
centers, archives and other public buildings as repositories of past
culture and showcases for contemporary culture, and locate them in
centers, where appropriate, as interconnected components of community-based
learning networks.
(h)
Economic development. Use historic preservation
as a tool to promote economic development.
(3) The State Development and Redevelopment Plan (SDRP)
designates the Township of Franklin within a number of planning areas.
All three areas subject to this redevelopment plan are located in
the state-designated Rural/Environmentally Sensitive Planning Area
(PA4B). According to the SDRP, this planning area consists of rural
areas containing valuable ecosystems or wildlife habitats worthy or
preservation. The SDRP envisions that any development or redevelopment
planned in Rural/Environmentally Sensitive Planning Areas would respect
the natural resources and environmentally sensitive features of the
area. With respect to historic preservation in Rural/Environmentally
Sensitive Planning Areas, the State Plan indicates the following specific
policy objective:
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"Encourage the preservation and adaptive reuse
of historic or significant buildings, historic and cultural sites,
neighborhoods and districts in ways that will not compromise. either
the historic resource or the ability for a center to develop or redevelop.
Outside centers, coordinate historic preservation needs with open
space preservation efforts. Coordinate historic preservation with
tourism efforts."
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B. Delaware and Raritan Canal Commission.
(1) The D&R Canal Commission is responsible for planning
for the future of the Delaware and Raritan Canal State Park. The Canal
Commission sees an important role for the park that extends beyond
its value as a water supply system and popular recreational destination.
The Commission envisions the park as a spine for a network of preserved
wildlife habitat and recreation sites that extends across central
New Jersey, reaching into every community in the region and giving
definition to the region. By preserving corridors along these streams
as well as other associated natural and historic sites, the Commission
envisions a continuous network of open space and historic sites that
will help assure the preservation of the physical and historic character
of the region.
(2) The Commission's vision is reflected in the development
plan for the Delaware and Raritan Canal State Park (2003-2013) adopted
by the Commission in February 2003. The development plan outlines
30 projects it wishes to implement in order to further the Commission's
principal planning objectives, which include: improved access to the
park; restoration of Canal Park's historic structures; and provision
of links to neighboring natural and historic places. The development
plan acknowledges that implementation of many of these projects will
depend on the formation of partnerships with counties and municipalities,
with nonprofit environmental and historic organizations and, where
appropriate, with corporations and businesses.
(3) Two of the 30 projects identified in the Commission's
development plan directly relate to this redevelopment plan. Foremost,
the development plan seeks to establish a link to Colonial Park. While
Colonial Park adjoins the Canal State Park, there is currently no
connection between the parks since the towpath is located on the opposite
side of the canal from Colonial Park. Connection of these two parks
will further the Commission's objective of providing a regional system
of interconnected open space and recreation resources, with the Canal
Park serving as the "spine." The development plan identifies the construction
of a pedestrian bridge (possibly through the use of Federal T-21 funding)
as the potential means of providing this connection. However, with
the recent expansion of Colonial Park involving lands adjoining the
Franklin Inn/Onka Bus Area, opportunity exists to provide such a connection
through the Franklin Inn/Onka Bus site. This redevelopment plan calls
for such a connection. The genesis of this idea was the Township's
meeting with Commission staff.
(4) Another project potentially affected by this redevelopment
plan is the planned restoration and reuse of the East Millstone bridge
tender house (which is located immediately adjacent to the Franklin
Inn but outside of the redevelopment area). The development plan indicates
that the bridge tender house is an important part of the Canal's history
and that its restoration and use will increase the public appreciation
of the Canal as a historic resource. The proposed restoration and
reuse of the adjacent Franklin Inn site would be compatible with the
Commission's plans for the bridge tender house, as would the planned
improvement of the Onka Bus facility.
(5) Preservation of the historic homes in the Stavola
Area (which represent last remaining remnants of a historic mill village)
is certainly consistent with the Commission's objective of preserving
historic resources along the Canal. The redevelopment plan's proposals
regarding the Laurie Rubber area (i.e., redevelopment and/or preservation
consistent with the scale and character of the neighborhood) are also
consistent with the Commission's planning objectives.
C. Somerset County.
(1) This redevelopment 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. The protection
and enhancement of historic, cultural and archaeological sites and
structures is identified as one of the "key goals" of the County's
Master Plan. Other key goals include the preservation of agricultural
areas and rural character and the provision of contiguous open space
areas. The plan outlines a number of policies, implementation tools
and planning strategies intended to further the County's planning
goals. The master plan identified increased public awareness, supportive
planning measures and financial incentives as key planning strategies
for the protection and enhancement of historic, cultural and archaeological
sites and structures.
(2) 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. Promotion of the County's
historic heritage is among the many guiding principles already developed
by the County, along with other related items, such as: protection
of natural systems; preservation of rural resource areas, farmland
and agriculture; and provision of a diverse, interconnected system
of preserved open space and a variety of recreational opportunities.
D. Adjacent municipalities.
(1) Borough of Rocky Hill. The Stavola Redevelopment Area
is located directly across the D&R Canal and Millstone River from
the Borough of Rocky Hill. The Rocky Hill Historic District (which
crosses the Millstone River into Franklin Township) was placed on
the State and National Registers of Historic Places in 1982. Historic
preservation is a key theme of the Borough's Master Plan. The plan
indicates that the "perpetuation and protection" of the Borough's
historic character is of "utmost importance to the planning goals
of the Borough." The plan outlines a number of policies, strategies
and planning standards intended to further the County's planning goals.
Principal to the Borough's vision is perpetuation of the historic
development pattern and character via protection of the Borough's
historic core and the retention of the low-density green belt surrounding
it. By preserving the historic development pattern and planning for
the preservation of historic structures, the redevelopment plan is
consistent with the Rocky Hill Master Plan.
(2) Borough of Millstone.
(a)
The Laurie Rubber and Onka Bus-Franklin Inn
areas are located in the East Millstone area of the Township. The
East Millstone area is located across the D&R Canal and Millstone
River from the Borough of Millstone. These two communities are separated
from one another approximately 1/4 mile and are connected across the
D&R Canal and Millstone River via the Millstone Causeway.
(b)
Historic preservation is important in Millstone.
The area was settled during colonial times and played a significant
role during the American Revolution. The construction of the Delaware
and Raritan Canal in the 19th century solidified its importance to
the region. A significant portion of the Borough is located within
a historic district placed on the State and National Registers of
Historic Places. According to the Borough's Vision Plan 2004, "preservation
of historic, culturally and architecturally significant sites and
important visual features play an important role in maintaining the
historic small town character of Millstone." The Borough is currently
in the process of developing a new master plan that principally seeks
to preserve and enhance the historic nature of Millstone while addressing
the Borough's affordable housing obligations and other planning objectives.
This redevelopment plan is consistent with the Borough's planning
efforts.
The following restrictions and controls on redevelopment
are hereby imposed in connection with the selection of a redeveloper
and shall apply notwithstanding the provisions of any zoning or building
ordinance or other regulation now or hereafter in force. The restrictions
shall be implemented by appropriate covenants or other provisions
in redeveloper agreements and/or disposition instruments.
A. Applicants for designation as redeveloper must submit
the following materials to the designated entity for review and approval:
(1) Documentation evidencing financial responsibility
and capability with respect to the proposed development;
(2) Estimated offering price and deposit for acquisition
of any land(s) to be acquired from the municipality for development;
(3) Estimated total development cost;
(4) Fiscal impact analysis addressing the effect of the
proposed project on municipal services and taxes;
(5) Estimated time schedule for start and completion of
development; and
(6) Concept plans and elevations sufficient in scope and
detail to demonstrate the design, architectural concepts, parking,
traffic circulation, landscaping, active and/or passive recreation
space for all uses.
B. The redeveloper will be obligated to carry out the
specified improvements in accordance with the redevelopment plan.
C. The redeveloper, its successors or assigns shall devote
land within the redevelopment area to the uses specified in the redevelopment
plan.
D. The redeveloper shall begin or complete the development
of said land for the use(s) required in this redevelopment plan within
a period of time that the Township Council fixes as reasonable.
E. Until the completion of the improvements, the redeveloper
will not be permitted to sell, lease, or otherwise transfer or dispose
of property within the redevelopment area without prior written consent
of the Township Council, except that this condition shall not apply
to any lender to the redeveloper in connection to the plan.
F. The Township may designate a redeveloper for a portion
of the redevelopment area with or without undertaking a request for
proposals (RFP) process.
G. 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 hereon shall no longer
be subject to eminent domain as result of those determinations.
H. No covenant, agreement, lease, conveyance, or other
instrument shall be effected or executed by the redevelopers, the
Township Council, or the successors, lessees, or assigns of either
of them by which land in the redevelopment area is restricted as a
sale, lease, or occupancy upon the basis of race, color, creed, religion,
ancestry, national origin, sex, or marital status.
I. Neither the redeveloper nor the Township Council,
nor the successors, lessees, or assigns of 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 of the use and
occupancy of land or improvements erected or to be erected thereon,
or any part thereof, in the redevelopment area.