Aberdeen Township City Zoning Code

§ 25-6.13

Mixed Use Inclusionary Redevelopment in Section II of the Train Station Redevelopment Area.

[Ord. No. 16-2012 § 7; Ord. No. 12-2015]

Purposes. The purposes of the "Mixed Use Inclusionary Redevelopment In Section II Of The Train Station Redevelopment Area" include the following:

To eliminate the currently existing, vacant, obsolete and deteriorated manufacturing facilities that substantially impair the sound growth, planning and functioning of the subject area of Aberdeen Township.

To remediate any and all environmental problems associated with the "Brownfield" site to restore its environmental integrity.

To diversify the housing stock within Aberdeen Township.

To create a site plan design generally in accordance with the June 7, 2012 "Conceptual Site Plan" for "Chase Signature At Aberdeen Station" prepared by Hammer Land Engineering.

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 pedestrian experience.

The Permitted Maximum Number of Residential Units. The mixed-use inclusionary development in Section II of the Train Station Redevelopment Area shall include up to one hundred twenty-three (123) total residential apartment units including twenty-three (23) units to be affordable family rental units set aside for occupancy by eligible COAH households in accordance with all applicable COAH rules, with seven (7) affordable units included in Phase 1 and sixteen (16) affordable units included in Phase 2.

The Required Minimum Area of Retail and Other Nonresidential Space. The mixed-use inclusionary development in Section II of the Train Station Redevelopment Area shall include no less than eight thousand (8,000) square feet of retail and other permitted nonresidential space.

Principal Permitted Uses on the Land and in Buildings.

Apartment dwelling units, including units within freestanding buildings and units above the first floor of buildings with nonresidential uses on the first floor, provided that:

No more than seven (7%) percent of the market-rate apartment units shall have three (3) bedrooms; and

The affordable apartment units shall meet COAH's bedroom distribution requirements.

Retail sales of goods and services.

Offices.

Restaurants, excluding drive-through windows.

Public parks, conservation areas, open spaces, common spaces and public purpose uses.

Public utility uses in accordance with the specifications and standards for "Public Utilities" noted in subsection 25-5.15 of the Land Development Ordinance.

Accessory Uses Permitted.

Common recreational facilities as specifically approved by the Planning Board within specified open space areas in order to satisfy the needs of the residential population within the development, including a clubhouse area and swimming pool.

Landscaping features, including benches, trellises, gazebos and other such features customarily associated with the permitted principal uses, as the case may be.

Outdoor amenity and seating areas associated with the retail, restaurant and office uses.

Underground sprinkler systems within specified open space areas, provided that the water spray does not extend beyond the open space area.

Fences and walls only if specifically approved by the Planning Board as part of the site plan approval.

Off-street parking and private garages in accordance with subsection 25-6.13h hereinbelow and the design provisions specified in subsection 25-5.12 of the Land Development Ordinance which are not in conflict with the provisions of Subsection 25-6.13h.

Signs in accordance with subsection 25-6.13m hereinbelow and the design provisions specified in subsection 25-5.18 of the Land Development Ordinance which are not in conflict with the provisions of subsection 25-6.13m.

Maximum Building Height.

No building shall exceed four (4) stories and sixty-five (65) feet in height.

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 more than eighteen (18) feet be added in height.

Building Setback and Separation Requirements.

No front yard setback is required.

All buildings shall be separated by a minimum distance of thirty-five (35) feet.

Off-Street Parking Requirements.

Permitted nonresidential uses shall provide three (3.0) parking spaces per one thousand (1000) square feet of gross floor area.

Apartment dwelling units shall be provided parking in accordance with the applicable requirements of the State of New Jersey's "Residential Site Improvement Standards" (RSIS), which are 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, provided that the following exceptions permitted by the RSIS 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)].

In addition to the above requirements and the RSIS permitted 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 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.

Open Space Requirements.

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 Planning Board may approve a lesser percentage of usable open space if, in the opinion of the Board, sufficient areas and active and passive recreation facilities are provided and are appropriately distributed throughout the development.

Land utilized for vehicular rights-of-way and surface water management facilities shall not be considered usable open space.

Outdoor amenity and seating areas associated with the retail, restaurant and office uses shall be considered open space if they include landscaping features, furniture, sculptures, artwork, etc.

The open space may be arranged in any manner that facilitates public access and use.

The open space may include areas and facilities restricted for use only by the residents of the development. This may include enclosed areas to meet the open space requirement.

[Ord. No. 12-2015]

Architectural Design Requirements.

The exteriors of all buildings in the development, including any accessory buildings, shall be architecturally compatible and shall be constructed of complementary materials.

Architectural details, style, color, proportion and massing shall create a pedestrian scale development.

Building exteriors shall have vertical and/or horizontal offsets to create visual breaks along each façade to avoid the appearance of long, monotonous, uninterrupted walls.

The architectural treatment of the front façade(s) shall be continued in its major features around all visibly exposed sides of a building.

All sides of a building shall be architecturally designed to be consistent regarding style, materials, colors and details.

All entrances to a building shall be articulated utilizing architectural elements such as lintels, pediments, pilasters, columns, porticoes, porches, or overhangs.

The mechanical equipment serving the buildings shall be screened from public view by the design of the buildings.

All lighting, benches, trash receptacles and signage shall be designed to be compatible with the architecture of the buildings.

The materials used for all internal sidewalks and pathways connecting buildings, parking areas and public areas to sidewalks along the streets shall include decorative brick or paving materials chosen to enhance the architecture of the buildings and the attractiveness of the site development.

Lighting Requirements.

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.

The lighting is to be provided by decorative fixtures with a mounting height not higher than twenty (20) feet. 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 streets and overhead skyglow.

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) footcandle at intersections and shall average not more than two (2.0) footcandle throughout any area to be illuminated. Lighting levels for pathways shall maintain an average of approximately 0.25 footcandle along the pathways to be lighted.

Landscaping Requirements.

The landscaping within the 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.

The landscaping shall be in accordance with subsection 25-5.10 of this ordinance 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.

Signage Requirements. All signage shall be as specifically approved by the Planning Board as part of its site plan review and approval of the development.

Directional and Postal Number Signs.

A building may 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.

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.

Wall-Mounted Signs for Nonresidential Uses.

Wall-mounted signs shall be permitted on the front façade of the ground floor of buildings which front upon a street and contain nonresidential uses.

No more than one (1) wall-mounted sign shall be permitted for each tenant.

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.

Each building shall have a sign band along the ground floor façade for the location of the wall-mounted signs.

Window Signs for Nonresidential Uses.

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.

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.

Awning and Canopy Signs for Nonresidential Uses.

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.

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.

The lettering of any signage on an awning, canopy or hanging over a covered walkway shall not exceed six (6) inches in height.

Portable Signs.

Portable signs advertising daily specials, such as sandwich boards, shall be permitted only during normal business hours or special extended business hours.

Only one (1) portable sign shall be permitted per tenant.

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.

Prohibited signs.

Roof signs.

Billboards.

LED or similar message boards.

Animated, flashing or revolving signs.

Trash and Recycling Requirements.

An indoor or outdoor trash and recycling area for the collection and storage of trash and recyclable materials shall be provided as follows:

The trash and recyclable material collection and pickup location shall be provided either within the building being served or in a location outside the building.

If located outside the building, the trash and recyclable enclosure shall be at least eight (8) feet high and shall be finished with materials used to match the building(s) being served.

The dimension of the recycling area shall be consistent with the district recycling plan adopted pursuant to Section 3 of P.L. 1987, c. 102 (N.J.S.A. 13:1E-99.13), as amended, and shall be sufficient to accommodate recycling bins or containers which are of adequate size and number, and which are consistent with anticipated usage and with current methods of collection in the area in which the project is located.

The separation, storage, collection and recovery of recyclable materials shall be in accordance with Sections 16-4 and 16-5 of Chapter XVI, Public Works, of the Revised General Ordinances of the Township of Aberdeen.

The area provided for the collection and pickup of trash and recyclable materials shall be well lit and shall be safely and easily accessible by trash and recycling personnel and vehicles. Collection vehicles shall be able to access the trash/recycling area without interference from parked cars or other obstacles.

The area provided for the collection and pickup of recyclable materials, and the bins or containers placed therein, shall be designed so as to provide protection against adverse environmental conditions which might render the collected materials unmarketable. Any bins or containers which are used for the collection of recyclable paper or cardboard, and which are located in an outdoor recycling area, shall be equipped with a lid, or otherwise covered so as to keep the paper or cardboard dry.

Signs clearly identifying the area provided for the collection and pickup of recyclable materials shall be posted adjacent to all points of access to the recycling area. Individual bins or containers shall be equipped with signs indicating the materials to be placed therein.

To the extent possible, landscaping, at least six (6) feet in height, shall be provided around any outdoor trash and recycling area.

Maintenance of Common Elements. A single controlling entity, such as an owners' association or a single owner of the entire development, shall be established for the maintenance of the landscaping, signs, open space areas and facilities, lighting and any other common elements or shared structures and facilities.

Aberdeen Township City Zoning Code

§ 25-6.13

Mixed Use Inclusionary Redevelopment in Section II of the Train Station Redevelopment Area.

[Ord. No. 16-2012 § 7; Ord. No. 12-2015]

Purposes. The purposes of the "Mixed Use Inclusionary Redevelopment In Section II Of The Train Station Redevelopment Area" include the following:

To eliminate the currently existing, vacant, obsolete and deteriorated manufacturing facilities that substantially impair the sound growth, planning and functioning of the subject area of Aberdeen Township.

To remediate any and all environmental problems associated with the "Brownfield" site to restore its environmental integrity.

To diversify the housing stock within Aberdeen Township.

To create a site plan design generally in accordance with the June 7, 2012 "Conceptual Site Plan" for "Chase Signature At Aberdeen Station" prepared by Hammer Land Engineering.

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 pedestrian experience.

The Permitted Maximum Number of Residential Units. The mixed-use inclusionary development in Section II of the Train Station Redevelopment Area shall include up to one hundred twenty-three (123) total residential apartment units including twenty-three (23) units to be affordable family rental units set aside for occupancy by eligible COAH households in accordance with all applicable COAH rules, with seven (7) affordable units included in Phase 1 and sixteen (16) affordable units included in Phase 2.

The Required Minimum Area of Retail and Other Nonresidential Space. The mixed-use inclusionary development in Section II of the Train Station Redevelopment Area shall include no less than eight thousand (8,000) square feet of retail and other permitted nonresidential space.

Principal Permitted Uses on the Land and in Buildings.

Apartment dwelling units, including units within freestanding buildings and units above the first floor of buildings with nonresidential uses on the first floor, provided that:

No more than seven (7%) percent of the market-rate apartment units shall have three (3) bedrooms; and

The affordable apartment units shall meet COAH's bedroom distribution requirements.

Retail sales of goods and services.

Offices.

Restaurants, excluding drive-through windows.

Public parks, conservation areas, open spaces, common spaces and public purpose uses.

Public utility uses in accordance with the specifications and standards for "Public Utilities" noted in subsection 25-5.15 of the Land Development Ordinance.

Accessory Uses Permitted.

Common recreational facilities as specifically approved by the Planning Board within specified open space areas in order to satisfy the needs of the residential population within the development, including a clubhouse area and swimming pool.

Landscaping features, including benches, trellises, gazebos and other such features customarily associated with the permitted principal uses, as the case may be.

Outdoor amenity and seating areas associated with the retail, restaurant and office uses.

Underground sprinkler systems within specified open space areas, provided that the water spray does not extend beyond the open space area.

Fences and walls only if specifically approved by the Planning Board as part of the site plan approval.

Off-street parking and private garages in accordance with subsection 25-6.13h hereinbelow and the design provisions specified in subsection 25-5.12 of the Land Development Ordinance which are not in conflict with the provisions of Subsection 25-6.13h.

Signs in accordance with subsection 25-6.13m hereinbelow and the design provisions specified in subsection 25-5.18 of the Land Development Ordinance which are not in conflict with the provisions of subsection 25-6.13m.

Maximum Building Height.

No building shall exceed four (4) stories and sixty-five (65) feet in height.

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 more than eighteen (18) feet be added in height.

Building Setback and Separation Requirements.

No front yard setback is required.

All buildings shall be separated by a minimum distance of thirty-five (35) feet.

Off-Street Parking Requirements.

Permitted nonresidential uses shall provide three (3.0) parking spaces per one thousand (1000) square feet of gross floor area.

Apartment dwelling units shall be provided parking in accordance with the applicable requirements of the State of New Jersey's "Residential Site Improvement Standards" (RSIS), which are 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, provided that the following exceptions permitted by the RSIS 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)].

In addition to the above requirements and the RSIS permitted 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 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.

Open Space Requirements.

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 Planning Board may approve a lesser percentage of usable open space if, in the opinion of the Board, sufficient areas and active and passive recreation facilities are provided and are appropriately distributed throughout the development.

Land utilized for vehicular rights-of-way and surface water management facilities shall not be considered usable open space.

Outdoor amenity and seating areas associated with the retail, restaurant and office uses shall be considered open space if they include landscaping features, furniture, sculptures, artwork, etc.

The open space may be arranged in any manner that facilitates public access and use.

The open space may include areas and facilities restricted for use only by the residents of the development. This may include enclosed areas to meet the open space requirement.

[Ord. No. 12-2015]

Architectural Design Requirements.

The exteriors of all buildings in the development, including any accessory buildings, shall be architecturally compatible and shall be constructed of complementary materials.

Architectural details, style, color, proportion and massing shall create a pedestrian scale development.

Building exteriors shall have vertical and/or horizontal offsets to create visual breaks along each façade to avoid the appearance of long, monotonous, uninterrupted walls.

The architectural treatment of the front façade(s) shall be continued in its major features around all visibly exposed sides of a building.

All sides of a building shall be architecturally designed to be consistent regarding style, materials, colors and details.

All entrances to a building shall be articulated utilizing architectural elements such as lintels, pediments, pilasters, columns, porticoes, porches, or overhangs.

The mechanical equipment serving the buildings shall be screened from public view by the design of the buildings.

All lighting, benches, trash receptacles and signage shall be designed to be compatible with the architecture of the buildings.

The materials used for all internal sidewalks and pathways connecting buildings, parking areas and public areas to sidewalks along the streets shall include decorative brick or paving materials chosen to enhance the architecture of the buildings and the attractiveness of the site development.

Lighting Requirements.

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.

The lighting is to be provided by decorative fixtures with a mounting height not higher than twenty (20) feet. 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 streets and overhead skyglow.

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) footcandle at intersections and shall average not more than two (2.0) footcandle throughout any area to be illuminated. Lighting levels for pathways shall maintain an average of approximately 0.25 footcandle along the pathways to be lighted.

Landscaping Requirements.

The landscaping within the 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.

The landscaping shall be in accordance with subsection 25-5.10 of this ordinance 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.

Signage Requirements. All signage shall be as specifically approved by the Planning Board as part of its site plan review and approval of the development.

Directional and Postal Number Signs.

A building may 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.

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.

Wall-Mounted Signs for Nonresidential Uses.

Wall-mounted signs shall be permitted on the front façade of the ground floor of buildings which front upon a street and contain nonresidential uses.

No more than one (1) wall-mounted sign shall be permitted for each tenant.

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.

Each building shall have a sign band along the ground floor façade for the location of the wall-mounted signs.

Window Signs for Nonresidential Uses.

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.

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.

Awning and Canopy Signs for Nonresidential Uses.

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.

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.

The lettering of any signage on an awning, canopy or hanging over a covered walkway shall not exceed six (6) inches in height.

Portable Signs.

Portable signs advertising daily specials, such as sandwich boards, shall be permitted only during normal business hours or special extended business hours.

Only one (1) portable sign shall be permitted per tenant.

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.

Prohibited signs.

Roof signs.

Billboards.

LED or similar message boards.

Animated, flashing or revolving signs.

Trash and Recycling Requirements.

An indoor or outdoor trash and recycling area for the collection and storage of trash and recyclable materials shall be provided as follows:

The trash and recyclable material collection and pickup location shall be provided either within the building being served or in a location outside the building.

If located outside the building, the trash and recyclable enclosure shall be at least eight (8) feet high and shall be finished with materials used to match the building(s) being served.

The dimension of the recycling area shall be consistent with the district recycling plan adopted pursuant to Section 3 of P.L. 1987, c. 102 (N.J.S.A. 13:1E-99.13), as amended, and shall be sufficient to accommodate recycling bins or containers which are of adequate size and number, and which are consistent with anticipated usage and with current methods of collection in the area in which the project is located.

The separation, storage, collection and recovery of recyclable materials shall be in accordance with Sections 16-4 and 16-5 of Chapter XVI, Public Works, of the Revised General Ordinances of the Township of Aberdeen.

The area provided for the collection and pickup of trash and recyclable materials shall be well lit and shall be safely and easily accessible by trash and recycling personnel and vehicles. Collection vehicles shall be able to access the trash/recycling area without interference from parked cars or other obstacles.

The area provided for the collection and pickup of recyclable materials, and the bins or containers placed therein, shall be designed so as to provide protection against adverse environmental conditions which might render the collected materials unmarketable. Any bins or containers which are used for the collection of recyclable paper or cardboard, and which are located in an outdoor recycling area, shall be equipped with a lid, or otherwise covered so as to keep the paper or cardboard dry.

Signs clearly identifying the area provided for the collection and pickup of recyclable materials shall be posted adjacent to all points of access to the recycling area. Individual bins or containers shall be equipped with signs indicating the materials to be placed therein.

To the extent possible, landscaping, at least six (6) feet in height, shall be provided around any outdoor trash and recycling area.

Maintenance of Common Elements. A single controlling entity, such as an owners' association or a single owner of the entire development, shall be established for the maintenance of the landscaping, signs, open space areas and facilities, lighting and any other common elements or shared structures and facilities.