Aberdeen Township City Zoning Code
§ 25-6.11
"The Glassworks" Mixed-Use Redevelopment Plan.
[Ord. No. 14-2010 § 6]
The Glassworks Mixed-Use Redevelopment Plan was adopted by Ord. No. 14-2010. Ord. No. 14-2010 may be found, in its entirety, on file in the office of the Municipal Clerk.
a.
Purposes. The purposes of "The Glassworks" Mixed-Use Redevelopment Plan are as follows:
1.
To eliminate the currently existing, vacant and/or obsolete manufacturing facilities that substantially impair the sound growth, planning and functioning of the subject area of Aberdeen Township.
2.
To remediate any and all environmental problems associated with the "Brownfield" site to restore its environmental integrity.
3.
To establish an economically viable mixed-use development featuring a variety of residential, recreational, office, civic, retail commercial and other nonresidential uses that will serve the community as a destination location that will not only beautify the community, but will be conducive to a wholesome living and working environment.
4.
To mitigate against the traffic impacts to the local road network by making necessary and appropriate improvements to the existing road network and by constructing a public bus transportation park-and-ride facility with shuttles to the Aberdeen/Matawan Train Station.
5.
To diversify the housing stock within Aberdeen Township.
6.
To create a site plan design generally in accordance with the February 12, 2010 "Concept Plan and Program" map for "The Glassworks" development which appears on Page 6 of this "The Glassworks" Mixed Use Redevelopment Plan.
7.
To create an open space network generally in accordance with the February 12, 2010 "Open Space Diagram" map for "The Glassworks" development shown on Page 8 of this "The Glassworks" Mixed Use Redevelopment Plan.
8.
To provide standards and guidelines in order to assure that the appearance and design of buildings, parking areas, streetscapes, landscaping and open spaces support a positive and lively pedestrian experience.
9.
To encourage efficient land use by facilitating compact, higher density development and minimizing the amount of land needed for surface parking.
10.
To encourage an economically positive development, which will support increased employment opportunities, provide upscale residential dwellings, tax ratables and economic growth.
11.
To promote the health, safety and general welfare of Aberdeen Township and the neighborhood areas in vicinity to "The Glassworks" development.
b.
The Permitted Maximum Number of Residential Units.
1.
"The Glassworks" Mixed-Use Redevelopment Plan shall include up to five hundred (500) residential units if only Block 155/Lot 1 is redeveloped, with twenty-two (22%) percent of the units, or one hundred ten (110) units, to be affordable family rental units set aside for occupancy by eligible COAH households and to be in accordance with all applicable COAH rules.
2.
If one (1) or more of the outparcel lots (i.e., Block 155/Lots 2, 3, 4 and/or 5) are acquired by the redeveloper, the redeveloper shall be permitted to develop an additional ten (10) market-rate units for each lot acquired, and there shall be no additional requirement for affordable housing units.
c.
The Required Minimum Area of Retail and Other Commercial Space.
1.
"The Glassworks" Mixed-Use Redevelopment Plan shall contain a minimum of 75,000 square feet of retail, office and other permitted nonresidential space.
2.
Additionally, the redevelopment plan shall contain an approximately 80,000 to 100,000 square foot hotel with approximately 110-125 rooms, plus a boutique movie theater with approximately 4 to 6 individual theaters.
d.
Principal Permitted Uses on the Land and in Buildings.
1.
Retail sales of goods and services.
2.
Offices.
3.
Banks, including drive-through windows provided such windows do not face a primary street.
4.
Pharmacies, including drive-through windows, provided such windows do not face a primary street.
5.
Restaurants, excluding drive-through windows.
6.
Theaters.
7.
Hotels.
8.
Health clubs, gyms, spas and similar facilities.
9.
Libraries, museums and art galleries.
10.
Child care centers.
11.
Townhouse dwelling units.
12.
Multi-family dwelling units, including units within freestanding buildings and units on the second and/or above floors of buildings with nonresidential uses on the first floor, provided that:
13.
Public bus park-and-ride facilities.
14.
Houses of worship.
15.
Public parks, conservation areas, open spaces, common spaces and public purpose uses.
e.
Accessory Uses Permitted.
1.
Common recreational facilities, recreation centers and/or clubhouses as specifically approved by the Planning Board within specified open space areas in order to satisfy the needs of the residential population within the subject portion of the development.
2.
Landscaping features including benches, trellises, gazebos and other such features customarily associated with the permitted principal uses, as the case may be.
3.
Underground sprinkler systems within specified open space areas, provided that the water spray does not extend beyond the open space area.
4.
Fences and walls shall only be permitted if specifically approved by the Planning Board as part of the site plan approval and/or if a standard for the location and type of the fences and/or walls has been approved by the Planning Board as part of the site plan approval and has been included in any applicable open space organization documents.
5.
Patios and decks in the side or rear yard areas of a townhouse dwelling unit, provided that no patio or deck shall be permitted unless a standard for such patios and/or decks has been approved by the Planning Board as part of the site plan approval and has been included in any applicable open space organization documents.
f.
Maximum Building Height.
1.
No building shall exceed six (6) stories and sixty-five (65) feet in height, provided and in accordance with the following:
(a)
Building heights shall be measured from the elevation of the street upon which and where the building fronts; where a building fronts on more than one (1) street, the building height shall be measured from the street with the highest elevation.
(b)
No building shall have a wall height along the street frontage of less than twenty (20) feet nor more than fifty (50) feet; for buildings greater than fifty (50) feet in height, front elevations shall provide a cornice at fifty (50) feet running the length of the elevation.
2.
(Reserved)
3.
Penthouses or roof structures for the housing of stairways, ventilating fans, air conditioning equipment and similar equipment required for the operation of the building, skylights, spires, cupolas, chimneys or similar structures may be erected above the height requirements, but in no case shall be more than eighteen (18) feet in added height. All roof structures shall be set back from all roof edges by a distance equal to or greater than their height. Ornamental architectural flourishes for decoration such as cupolas and spires shall have no height limitation.
g.
Building Separation Requirements.
1.
Commercial and Mixed-Use Buildings, With or Without Residential Units on the Second and/or Above Floors.
(a)
No front yard setback is required for commercial and mixed-use buildings, and commercial and mixed-use buildings may be tied to each other without side yard separation.
(b)
When separated, all commercial and mixed-use buildings shall be separated by a minimum distance of fourteen (14) feet, provided that such separation is to be used solely for pedestrian circulation and/or landscaping.
(c)
When separated, all commercial and mixed-use buildings shall be separated by a minimum distance of thirty-five (35) feet where any part of such separation is to be used for parking or vehicular circulation; this will enable a twenty (20) foot wide travel-way and seven and one-half (7.5) feet on either side for landscaping.
(d)
However, in any case, the required separation between commercial/mixed-use buildings shall not be understood to prohibit covered pedestrian walkways when the roof of such walkway extends between the buildings.
2.
Freestanding Townhouse and Multi-Family Residential Buildings. Minimum distances between townhouse and/or multi-family buildings shall be measured horizontally in feet and shall be measured away from the front, side and rear of each building. The total required minimum separation between the buildings shall be the sum of the two (2) abutting distances, and each building shall have one (1) front, one (1) rear and two (2) side yards.
(a)
The minimum distances shall be twenty (20) feet for the front of a building, ten (10) feet for the side of a building, twenty-five (25) feet for the rear of a building abutting a property line, and twenty (20) feet for the rear of a building abutting an alley right-of-way.
(b)
No portion of any building shall be closer to any portion of any other building than the combined distances of the abutting yard requirements for each building, provided that the corner of a building off-set more than a fifteen (15°) degree angle from a line drawn parallel to another building shall be considered a side of the building and the building separation, therefore, shall be thirty (30) feet.
(c)
In any case, and notwithstanding the distances specified hereinabove, no building shall be located closer than fifty (50) feet to the Cliffwood Avenue right-of-way, to the railroad right-of-way or to the right-of-way of the Garden State Parkway.
h.
Age Restrictions for Any Age-Restricted Dwelling Units.
1.
Any age-restricted dwelling unit shall be deed restricted for occupancy by households with at least one (1) person fifty-five (55) years of age or older and with no person less than nineteen (19) years of age, provided that visitors less than nineteen (19) years of age are permitted for no more than eight (8) weeks during any twelve (12) month time period.
2.
The wording of the required deed restriction shall be submitted by the applicant to the Planning Board for review as part of the application for final subdivision approval, and the wording shall be reviewed, modified as necessary, and finally approved by the Township Council and incorporated within a developer's agreement between the developer and the Township Council as a condition of any final approval granted by the Planning Board for the age-restricted dwelling units.
3.
The wording of the required deed restriction as finally approved by the Township Council shall be recited in the Master Deed and the open space organization bylaws, which also shall be reviewed and approved by the Township Council as a condition of any final approval granted by the Planning Board for the age-restricted dwelling units.
i.
Off-Street Parking, Private Garages and Driveways. Notwithstanding any other ordinance provisions to the contrary, each individual use shall be provided off-street parking spaces according to the following minimum requirements as contained in the provisions of the State of New Jersey's "Residential Site Improvement Standards" (RSIS); provided that, in accordance with the RSIS, the following exceptions shall apply:
"Alternative parking standard to those shown in Table 4.4 of the RSIS shall be accepted if the applicant demonstrates these standards better reflect local conditions" [see N.J.A.C. 5:21-4.14 (c)]; and/or
"When, in the judgment of the local approving authority, on-street parking is available, then only that proportion of the parking requirement which is not available on the street shall be provided in off-street parking facilities. A length of 23 feet per on-street parking space shall be used in calculating the number of available on-street parking spaces" [see N.J.A.C. 5:21-4.14 (f)].
1.
Townhouse and Apartment Residential Units.
(a)
Townhouses shall be provided 1.8 off-street spaces for each 1-bedroom unit, 2.3 spaces for each 2-bedroom unit, and 2.4 spaces for each 3-bedroom townhouse unit. Where the bedroom count per dwelling unit is not specified, 2.3 spaces per unit shall be provided.
(b)
Apartments shall be provided 1.8 off-street spaces for each 1-bedroom unit, 2.0 spaces for each 2-bedroom unit, and 2.1 spaces for each 3-bedroom apartment unit. Where the bedroom count per dwelling unit is not specified, two (2.0) spaces per unit shall be provided.
(c)
For both townhouses and apartments, each garage space shall be counted as one (1.0) off-street parking space, regardless of the length of the driveway.
(1)
A 1-car garage and driveway combination shall count as two (2) off-street parking spaces for the subject unit, provided that the driveway measures a minimum of eighteen (18) feet in length between the face of the garage door and the right-of-way or between the face of the garage door and a sidewalk, whichever distance is less.
(2)
A 2-car garage and driveway combination shall count as three and one-half (3 1/2) off-street parking spaces for the subject unit, provided that the driveway measures a minimum of twenty (20) feet in width for a minimum eighteen (18) feet in length between the face of the garage door and the right-of-way or between the face of the garage door and a sidewalk, whichever distance is less.
(d)
Any recreation center or clubhouse shall be provided a minimum of 0.25 off-street parking spaces per dwelling unit being served by the facility.
(e)
All off-street parking spaces shall be located within one hundred fifty (150) feet of the nearest building entrance providing access to the residential units for which the parking spaces are provided.
(f)
No off-street parking spaces shall be located within forty (40) feet of the Cliffwood Avenue right-of-way, nor within fifteen (15) feet of any other tract boundary.
2.
Commercial and Other Nonresidential Uses:
(a)
Retail uses shall provide a minimum of four (4.0) parking spaces per one thousand (1000) square feet of gross floor area.
(b)
Office uses shall provide 3.5 parking spaces per one thousand (1000) square feet of gross floor area.
(c)
Hotel and motel uses shall provide a minimum of one (1.0) space per room.
(d)
Restaurants, theaters and houses of worship shall provide a minimum of one (1.0) space for every three (3) seats.
(e)
All other uses shall provide 3.5 parking spaces per one thousand (1000) square feet of gross floor area.
3.
Shared Parking Arrangements. In addition to the above requirements pursuant to the RSIS standards and exceptions, a shared parking arrangement may be approved by the Planning Board where it can be shown to the Board's satisfaction that the peak parking requirements of the various residential and nonresidential uses occur at different times of the day or week in the specific area(s) of the development where the parking spaces are located.
(b)
The calculated minimum number of parking spaces for each use shall then be multiplied by the "occupancy rate" for the subject use category in the following Parking Occupancy Rates Table in order to produce an adjusted minimum requirement for each use for weekday and weekend day, evening and night time periods:
PARKING OCCUPANCY RATES TABLE | ||||||
|---|---|---|---|---|---|---|
Weekdays (a) | Weekends (a) | |||||
Use | Day (7:00 am-6:00 pm) | Evening (6:00 pm-11:00 pm) | Night (11:00 pm-7:00 am) | Day (8:00 am-5:00 pm) | Evening (5:00 pm-12:00 am) | Night (12:00 am-8:00 am) |
a. Retail Uses | 85% | 100% | 5% | 100% | 90% | 5% |
b. Office Uses | 100% | 20% | 5% | 50% | 5% | 5% |
c. Residential Dwelling | 70% | 95% | 100% | 90% | 95% | 100% |
d. Hotel | 60% | 95% | 100% | 70% | 95% | 100% |
e. Theater | 55% | 100% | 5% | 80% | 100% | 10% |
f. All Other Uses | 80% | 80% | 5% | 80% | 80% | 5% |
(a) Weekends are the period from 6:00 pm on Friday to 6:00 pm on Sunday. All other times are weekdays. | ||||||
(c)
Subject to review and approval by the Planning Board's traffic consultants, the sum of the adjusted minimum number of parking spaces for each use for each time period shall be utilized in order to adjust the minimum number of spaces to be required.
(d)
Again subject to review and approval by the Planning Board's traffic consultants, the largest number of the adjusted minimum parking spaces for each time period shall be the minimum number of shared parking spaces required.
(e)
In any case, parking spaces reserved for specified individual persons, positions, businesses or residences may not be used in the shared parking analyses and, therefore, may not be reduced in number by applying the occupancy rates in the table hereinabove.
j.
Perimeter Buffer and Open Space Requirements.
1.
The perimeter of the property shall contain a buffer easement area no less than fifteen (15) feet in depth.
(a)
The designated buffer area shall be landscaped as approved by the Planning Board.
(b)
Except for possible sidewalks and pathways, approved signage and approved lighting, no other structures shall be permitted in the designated buffer area, except that surface water management facilities may be located within the buffer area along the southerly side of the subject property adjacent to the Garden State Parkway right-of-way.
2.
Land area equal to a minimum of ten (10%) percent of the overall redevelopment plan area shall be specifically set aside for usable open space and shall be indicated on the submitted site plan drawings, provided that the reviewing authority may approve a lesser percentage of usable open space if, in the opinion of the reviewing authority, sufficient areas and active and passive recreation facilities are provided and are appropriately distributed throughout the development.
(a)
Land utilized for street rights-of-way, surface water management facilities and perimeter buffer areas with no other utility shall not be considered usable open space.
(b)
The open space may be arranged in any manner that facilitates public access and use.
(c)
Such space must be accessible for use and enjoyment by the general public, and shall include improvements to enhance the amenity of the development such as landscaping features, furniture, sculptures, artwork, etc.
(d)
Additionally, the open space shall be designed and arranged to achieve the following:
(1)
Provision for usable place areas, recreation areas and/or equipment made conveniently accessible to residents and visitors throughout the site.
(2)
Establishment of public open space, including squares, plazas, greens and parks as focal points to the development.
(3)
At least two (2) open space areas each shall measure not less than ten thousand (10,000) square feet in area and at least one (1) such area shall be appropriately sized and designed as a civic gathering place for Township events.
(4)
The arrangement and configuration of all open spaces shall be designed as illustrated on the February 12, 2010 "Open Space Diagram" map for "The Glassworks" development, which was prepared by Torti Gallas and Partners, Inc. and which appears on Page 8 of this redevelopment plan.
k.
Architectural Design Requirements.
1.
General Architectural Requirements:
(a)
The exteriors of all buildings in the development, including any accessory buildings, shall be architecturally compatible and shall be constructed of complementary materials.
(b)
Architectural details, style, color, proportion and massing shall create a pedestrian scale development.
(c)
The appearance of mega-buildings shall be avoided by not allowing the same or very similar exterior design to be used along long expanses of buildings; therefore, while even smaller units of design are encouraged, no more than two hundred fifty (250) feet of continuous street frontage may appear to have been designed by the same architect.
2.
Building and Parking/Loading Orientation.
(a)
All principal buildings shall have a front façade facing a roadway and shall be designed to create a vertical edge to the streetscape.
(b)
In order to create a defining edge along the streetscape, a building facade shall extend along a minimum of two-hundred (200) feet of the property's street frontage, provided that the Planning Board may reduce the building facade length due to alternative methods proposed by the applicant to create a defining edge along a streetscape and enable pedestrian circulation.
(c)
Off-street parking and loading areas shall be located to the rear of the building (and, in limited situations, to the side of the building) and shall be screened from public view and from adjacent properties to the maximum extent feasible and in consideration of the safety of pedestrians, bicyclists and car drivers.
3.
Building Entrances.
(a)
All entrances to a building shall be articulated utilizing architectural elements such as lintels, pediments, pilasters, columns, porticoes, porches, or overhangs.
(b)
Any such element utilized shall be architecturally compatible with the style, materials, colors, door treatment and architectural details of the overall building.
4.
Facade Treatments.
(a)
Building exteriors shall have vertical and/or horizontal offsets to create visual breaks along each façade; long, monotonous, uninterrupted walls are not permitted.
(b)
To the extent appropriate to the architectural design, building wall offsets, including projections such as balconies and canopies, recesses, and changes in floor levels shall be used to add architectural interest and variety and to mitigate the visual appearance of a simple, long wall.
(c)
Buildings with more than one (1) street frontage shall be designed to have a front facade facing each frontage, and where a building faces a driveway, the building also shall have a front facade facing the driveway.
(d)
The architectural treatment of the front facade(s) shall be continued in its major features around all visibly exposed sides of a building.
(e)
All sides of a building shall be architecturally designed to be consistent regarding style, materials, colors and details.
(f)
Natural materials such as wood composite and masonry are recommended. High quality man-made materials also are permitted. Stucco may be used only as an accent in limited areas.
(g)
Dormers, gables, windows and other similar design features shall be provided across a building facade.
(h)
Each building shall have a sign band along the ground floor façade for the location of wall-mounted signs.
5.
Roof Treatments.
(a)
Rooflines that mix flat and pitched components are encouraged.
(b)
Pitched roofs shall have a minimum five foot to twelve (5 to 12) foot pitch, except where otherwise approved by the Planning Board. Both gable and hipped roofs shall provide overhanging eaves that extend a minimum of one (1) foot beyond the building wall along all sides of the building.
(c)
Buildings with flat roofs shall provide that all visibly exposed walls have an articulated cornice that projects horizontally from the vertical wall in order to create the appearance of a one and one-half (1 1/2) to two and one-half (2 1/2) story facade.
(d)
Long, monotonous, uninterrupted roof planes are not permitted. Roof-line offsets, dormers or gables shall be provided in order to provide architectural interest and variety to the massing of a building and to mitigate the visual appearance of a single, long roof.
6.
Window Treatments.
(a)
Windows shall be appropriately proportioned to the building.
(b)
The first story façade of retail, office and restaurant buildings which faces a street and/or has a pedestrian access shall have large-pane display windows which occupy at least seventy-five (75%) percent of the first story facade.
(1)
The area of actual windows may be reduced by the Planning Board in consideration of the needs of a particular use or for security purposes.
(2)
However, where smaller windows are permitted, the design of the facade must include materials outlining the size of the windows equivalent to seventy-five (75%) percent of the first story facade, within which the permitted smaller windows can be located.
7.
Additional Architectural Requirements.
(a)
All lighting, benches, trash receptacles and signage shall be designed to be compatible with the architecture of the building(s).
(b)
The mechanical equipment serving the building(s) shall be screened from public view by the design of the building and/or by landscaping features integrated with the overall design of the building(s).
(c)
The materials used for all internal sidewalks and pathways connecting buildings, parking areas and public areas to sidewalks along the street(s) and to the Township's pathway network shall include decorative brick or paving materials chosen to enhance the architecture of the building(s) and the attractiveness of the site development.
l.
Lighting Requirements.
1.
Lighting shall be minimal for security, safety and operational purposes, and a lighting plan shall be submitted indicating the location of the lighting fixtures, the direction of illumination, the wattage and isolux curves for each fixture, and the details of the lighting poles and the luminaries. A point-by-point lighting plan also shall be submitted as part of the lighting plan.
2.
The lighting is to be provided by decorative fixtures with a mounting height not higher than sixteen (16) feet, except that a twenty (20) foot mounting height shall be permitted at street intersections. The lighting fixtures are to include non-glare lights with recessed lenses focused downward and with "cut-off" shields as appropriate in order to mitigate against adverse impacts upon adjacent and nearby properties, the safety of traffic along adjacent roadways and overhead skyglow.
3.
The light intensity provided at ground level shall be indicated in footcandles on the submitted plans and shall average not less than five-tenths (0.5) footcandles at intersections and shall average not more than one and one-half (1.5) footcandles throughout any area to be illuminated. Lighting levels for pathways shall maintain an average of approximately 0.25 footcandles along the pathways to be lighted.
4.
The lighting of any sidewalk and/or pathway shall be via bollard lighting not more than four (4) feet in height and/or other decorative fixtures with a mounting height not higher than twelve (12) feet.
5.
All lighting shall be operated and maintained by an association.
m.
Landscaping Requirements.
1.
The landscaping within "The Glassworks" development shall be prepared by a licensed landscape architect and shall be conceived as a total pattern throughout the development, integrating the various elements of the architectural design of the buildings and creating an aesthetically pleasing environment.
2.
The landscaping shall be in accordance with subsection 25-5.10 of this chapter and shall include shade trees, decorative flowering trees, evergreen trees, shrubs and hedges, ground cover, perennials and annuals, and may include other materials such as rocks, sculpture, art, walls, fences and decorative brick or paving materials provided, however, that street trees do not have to be planted in a linear configuration, and can be clustered in groupings so long as the total number of street trees is the same as if they had been planted in a linear configuration at forty (40) feet on center. Additionally, street trees shall have a caliper of two and one-half (2 1/2) inches.
n.
Signage Requirements.
1.
Permitted Wall-Mounted Sign Areas and Locations.
(a)
Wall-mounted signs shall be permitted on the front façade of the ground floor of buildings fronting upon a street, except that a hotel may have a wall-mounted sign attached to the upper façade of the building.
(b)
No more than one (1) wall-mounted sign shall be permitted for each tenant.
(c)
A wall-mounted sign shall not exceed an area equivalent to ten (10%) percent of the area of the ground floor façade of the building occupied by the subject tenant.
2.
Permitted Free-Standing Sign Areas and Locations.
(a)
Three freestanding signs shall be permitted if they are erected within a common area and advertise at least four separate uses.
[Amended 3-1-2018 by Ord. No. 1-2018]
(b)
Two free-standing signs may be located along the Cliffwood Avenue frontage of the property, with one at each entrance to the Glassworks redevelopment project, and one free-standing sign may be located along the Garden State Parkway frontage of the property.
[Amended 3-1-2018 by Ord. No. 1-2018]
(c)
The freestanding sign along Cliffwood Avenue shall not exceed one hundred (100) square feet in area, shall not exceed fifteen (15) feet in height, and shall be set back at least twenty (20) feet from the street right-of-way and all property lines.
(d)
The freestanding sign along the Garden State Parkway shall not exceed two hundred (200) square feet in area, shall not exceed twenty-five (25) feet in height, and shall be set back at least twenty-five (25) feet from the parkway right-of-way line and all property lines.
3.
Permitted Directional and Postal Number Signs.
(a)
A building shall have a postal number applied against the building anywhere at the entrance area; the numbers shall not be more than six (6) inches in height. Postal number signs shall not be included in the calculation of permitted sign area.
(b)
Directional signs shall be permitted where specifically approved by the Planning Board; no directional sign shall exceed three (3) square feet in area or thirty (30) inches in height. Directional signs shall not be included in the calculation of permitted sign area.
4.
Window Signs.
(a)
Tenant name and hours of operation may be etched or painted on the glass portion of a door or window of an establishment, provided that the letters shall not exceed four (4) inches in height.
(b)
Temporary unattached signs may be displayed in a window provided that all such signs in aggregate occupy no more than ten (10%) percent of the window area.
5.
Awning and Canopy Signs.
(a)
Signage in addition to the wall-mounted signage may be permitted on an awning, canopy or on a hanging sign over a covered walkway if such signage is secondary to the wall-mounted signage and is specifically approved by the Planning Board.
(b)
The material of the awning or canopy shall be canvas cloth or equivalent and, at its lowest point, shall be at least eight (8) feet above the finished grade below.
(c)
The lettering of any signage on an awning, canopy or hanging over a covered walkway shall not exceed six (6) inches in height.
6.
Portable Signs.
(a)
Portable signs advertising daily specials, such as sandwich boards, shall be permitted only during normal business hours or special extended business hours.
(b)
Only one (1) portable sign shall be permitted per tenant.
(c)
Portable signs shall not exceed five (5) square feet in area and shall be placed directly in front of the business upon the sidewalk in a location not obstructing the pedestrian walk area.
o.
First Floor Building Occupancy Requirements.
1.
The ground floor area of buildings along the primary commercial streets within the development must be fully occupied by retail uses for the sale of goods and services.
2.
The ground floor area of buildings along the secondary commercial streets within the development must have at least fifty (50%) percent of the area occupied by retail uses for the sale of goods and services.
p.
Minimum Ceiling Heights.
1.
Retail spaces shall have a minimum ceiling height of twelve (12) feet, but an eighteen (18) foot height is preferred to permit the insertion of a partial mezzanine level.
2.
Office spaces and other nonresidential uses shall have a minimum ceiling height of nine (9) feet.
3.
Residential units shall have a minimum ceiling height of eight (8) feet.
r.
Screening of Waste Collection and Loading Areas.
1.
Waste collection areas that are not within an enclosed building must be screened so that they are not visible from public streets, public sidewalks, internal pedestrian walkways or from residential properties.
2.
Loading areas must be enclosed or adequately screened so that they are not visible from public streets, public sidewalks, internal pedestrian walkways or from adjacent uses.
s.
Performance Standards.
1.
Regarding noise emissions, a noise mitigation plan must be provided that indicates how noise will be mitigated to comply with noise regulations promulgated by the New Jersey Department of Environmental Protection. Furthermore, any nonresidential use sharing a building or otherwise in proximity with any residential unit shall mitigate operational noise levels that may create a nuisance to residents, either through noise mitigation barrier technology, architectural design and/or through limitations on business practices and operations.
2.
Regarding vibration, any nonresidential use sharing a building or otherwise in proximity with any residential unit shall mitigate operational vibration levels that may create a nuisance to residents, either through vibration mitigation barrier technology, architectural design and/or through limitations on business practices and operations.
3.
Regarding odors, no odors generated by a nonresidential use in a building shall be discernible into adjacent uses, particularly any residential portion of the building. Moreover, no odor may be vented within thirty (30) feet of any operable window, and no odor may be vented below the second story of any building
t.
Maintenance of Common Elements. A single controlling entity, such as a commercial owner's association or a single owner of the entire development, shall be established for the maintenance of the landscaping, multiple tenant signs, open space areas, surface water management facilities, lighting and other common elements or shared structures and facilities.
u.
Requirements for Initial Preliminary Site Plan Approval.
2.
However, prior to submitting plans in accordance with subsection 25-8.4 of the LDO, the applicant shall submit an initial preliminary site plan for review and approval by the Planning Board. Any approval of the initial preliminary site plan shall be conditioned upon the submission, review and approval of a preliminary site plan in accordance with subsection 25-8.4 of the LDO.
3.
The purpose of the initial preliminary site plan (IPSP) is to afford the developer and the Planning Board to review and agree upon the design and parameters of the plan prior to finalizing the details of the plan.
4.
The IPSP application shall include the following information and material, and submission waivers from other requirements for a preliminary site plan submission may be favorable considered by the Planning Board since they later shall be provided when a preliminary site plan is submitted in accordance with subsection 25-8.4 of the LDO:
(a)
Eighteen (18) copies of the IPSP shall be submitted to the Secretary of the Planning Board at least three (3) weeks prior to the meeting of the Board at which the applicant wishes to be heard.
(1)
Each IPSP shall be drawn by a professional engineer and/or land surveyor licensed to practice in the State of New Jersey and shall bear the signature, seal, license number and telephone number of the said professional engineer and/or land surveyor; provided, however, that all engineering data shall be signed and sealed by a professional engineer and all surveying data shall be signed and sealed by a professional land surveyor.
(2)
Each IPSP shall be drawn at an appropriate scale not less than one (1) inch equals one hundred (100) feet and shall be submitted on one (1) of four (4) of the following standard sheet sizes (8-1/2" x 13"; 15" x 21"; 24" x 36"; 30" x 42"). If one (1) sheet is not sufficient to contain the entire tract, the map may be divided into sections to be shown on separate sheets of equal sizes, with reference on each sheet to the adjoining sheets.
(b)
Certification that the applicant or applicants is/are the owner(s) of the subject land or is/are a properly authorized agent, or that the owner of a property has given his or her consent under an option agreement.
(c)
Certification from the Township Tax Collector that all taxes and assessments have been paid to date.
(d)
A key map showing the entire tract and its relation to the surrounding areas.
(e)
A title block in accordance with the rules governing title blocks for professional engineers (N.J.S.A. 45:8-36), including:
(1)
Name of development, Township of Aberdeen, Monmouth County, New Jersey, with each sheet specifically titled with appropriately descriptive words;
(2)
Name, title, address and telephone number of applicant;
(3)
Name, title, address, telephone number, license number and signature of the professional or professionals who prepared the plan;
(4)
Name, title and address of the owner or owners of record;
(5)
Scale (written and graphic); and
(6)
Date of original preparation and of each subsequent revision thereof and a list of the specific revisions entered on each sheet.
(f)
North arrow and meridian.
(h)
Acreage to the nearest tenth of an acre and a computation of the area of the tract to be disturbed.
(i)
The names and lot and block numbers of all property owners within two hundred (200) feet of the extreme limits of the tract as shown on the most recent tax list prepared by the Township Tax Assessor.
(j)
A Land Use Plan indicating the entire tract which shall include the following:
(1)
Both maps and text indicating the specific land areas to be devoted to specific land uses;
(2)
Residential land areas specifically indicating the acreage, density and the type of dwelling units proposed;
(3)
The conceptual footprints of all proposed buildings with typical dimensions;
(4)
The approximate and maximum height of all proposed buildings;
(5)
The location of parking areas and the number of parking spaces;
(6)
Typical distances between buildings, from tract boundary lines and between adjacent land areas devoted to a different type of land use; and
(7)
General calculations of impervious surface coverage, disaggregating building coverage from parking, driveway, and street coverage.
(k)
An Open Space And Recreation Plan indicating the general location of the land areas to be devoted to open space, conservation, and recreational purposes, including a general description of the improvements proposed to be made thereon and a plan for the operation and maintenance of said land areas. Documentation should accompany the Open Space and Recreational Plan showing that the requirements of this ordinance regarding open space in the IPSP have been satisfied.
(l)
A Traffic Circulation Plan showing the general location and types of transportation facilities, indicating all proposed collector and local streets, and all proposed improvements to existing roads.
(1)
Moreover, the plan should indicate how the overall road network relates to the terrain, to the overall design of the "The Glassworks" development, to plans of the State of New Jersey and of Monmouth County, if any, and to the road networks of the Township and neighboring municipalities.
(2)
A general assessment of the traffic impact of the proposed development shall be provided and shall include estimated levels of service and projections of traffic to be generated for peak hours.
(m)
A Pedestrian Circulation Plan showing the general location and types of facilities for pedestrian access within the "The Glassworks" development.
(n)
A Utility Plan indicating the general location of existing and proposed sewer and water lines, pump stations, water supply wells, sewage treatment plants and proposed methods for handling solid waste disposal. Additionally, tract connections to electric, gas, cable, and telephone facilities shall be generally indicated and a plan for the operations and maintenance of the proposed utilities shall be submitted.
(o)
A Storm Water Management Plan indicating in general terms the proposed method of controlling and draining water on and from the site, and including sufficient supportive calculations as required by the Township Engineer in order to ascertain the adequacy of the plan. Additionally, a conceptual description of the intended Soil Erosion and Sediment Control Plan shall be provided.
(p)
A Community Facilities Plan indicating the scope and type of supporting community facilities to be provided.
(q)
A Housing Plan indicating the number of affordable housing units to be provided within "The Glassworks" development and compliance with the requirements of this ordinance and the "Substantive Rules" of the New Jersey Council On Affordable Housing (COAH).
(r)
An Environmental Inventory including a general description of the vegetation, soils, topography, geology, surface hydrology, climate and cultural resources of the site, existing man-made structures or features and the probable impact of the development on the environmental attributes of the site.
(s)
A Proposed Timing Schedule where the "The Glassworks" development is intended to be developed over a number of years, indicating the areas to be developed in each stage and the priority of each stage. The eventual development of each stage should be related to the Land Use Plan, the Traffic Circulation Plan, the Storm Water Management Plan and the Utility Plan in order to ensure that the Proposed Timing Schedule is a workable one and that the interests of the public and the residents who occupy any section of the development prior to the completion of the development in its entirety will be protected.
(t)
A Local Service Plan indicating the public services which the applicant proposes to provide and which shall include, but not be limited to, water, sewer, cable and solid waste disposal.
(u)
A Community Impact Fiscal Report describing the anticipated demographic, school and fiscal costs and benefits of the "The Glassworks" development, including a detailed projection of property tax revenues which will accrue to the Township, County and Board of Education.
(v)
A Redevelopment Agreement, in writing, providing for the effectuation of any agreements between the developer and the Township, including a schedule of payments for off-tract improvements and contributions relating to road improvements, utility improvements and the affordable housing obligations.