Relationship of Plan to Township Plan Development Regulations. The standards contained herein shall supersede any zoning standards existing prior to the adoption of the Redevelopment Plan and shall apply to any redevelopment or rehabilitation project designed to implement this Redevelopment Plan, whether by a designated redeveloper or by private property owners. Where regulations of this redevelopment Plan conflict with the Zoning Ordinance or design standards, this Redevelopment Plan shall control. The continued use of existing properties made nonconforming by the adoption of the Redevelopment Plan is permitted until the Flag Plaza Area Redevelopment District is to be redeveloped or substantially rehabilitated, at which time the provisions contained herein shall apply. If a particular land use or site standard in not covered in this Redevelopment Plan, compliance with the Warren Township Zoning Ordinance or other applicable Township codes will be required.

Exceptions to Standards. Variation from the development requirements and design standards set forth herein may be necessary in certain limited circumstances, such as building size standards. In such instances, the Planning Board may grant reasonable exceptions from certain bulk, parking or design requirements if the designated redeveloper demonstrates that such design exception(s) will not substantially impair the intent of the Redevelopment Plan, and will not present a substantial detriment to the public health, safety and welfare.

To gain approval of such modification or waiver of a development requirement, the applicant shall demonstrate that the resulting change will:

Provisions Related to Rehabilitation. The Redevelopment Plan does recognize the fact that there are existing buildings, the continued use, maintenance and minor improvement of which may be necessary and/or an improvement to the area, although said maintenance and minor improvement may be inconsistent with the goals, objectives and design standards of the area. In the case where deviations from bulk standards and/or design standards are sought for maintenance and minor improvements to an existing building or property containing such, the authority for granting or denying deviations from bulk and/or design standards herein shall be vested in the Board.

Provisions Related to Off-Site Improvements. The extent of the redeveloper's responsibility for any installation or upgrade of infrastructure related to their project, whether on-site or off-site, will be outlined in a redeveloper's agreement with the Township Committee. Off-site responsibility for properties not covered under the redeveloper's agreement will be determined in the same manner as other development projects throughout the Township during the permit and/or site plan review phases.

All infrastructure improvements shall comply with applicable local, State and Federal codes including the Americans with Disabilities Act. All streetscape improvements shall also comply with applicable standards found in this Redevelopment Plan. All utilities shall be placed underground, unless otherwise authorized by the Township Committee.

Housing Development District Standards and Use Standards. The objectives and standards set forth hereafter are designed to implement, in phases, the Affordable Housing Plan Element. The uses and standards for development are permitted only within the Flag Plaza Area Redevelopment Zone District as shown on the revised Official Zoning Map.

The intent and purpose of the Flag Plaza Area Redevelopment Zone District is to implement the Affordable Housing Plan Element of the adopted Master Plan of Warren Township. This subsection provides for the phased implementation of the zone. The objectives are to provide and encourage development of housing affordable to low- and moderate-income households as defined by the New Jersey Fair Housing Act, as well as middle-income, age-targeted and adult households.

Development Standards and Requirements.

Design Standards for Flag Plaza Area Redevelopment Zone District. The general design theme for the Flag Plaza Area Redevelopment Zone District shall be generally variations of colonial, French provincial and mansard design. Signage and all other improvements shall be designed to follow a Colonial theme to the extent possible. The following Design Standards shall apply to the Flag Plaza Area Redevelopment Zone District, and shall be utilized to carry out the design theme of the project.

Parking Design Standards.

Streetscape/Landscape Design Standards. Interior driveways and traffic aisles shall provide streetscape elements including sidewalk, lampposts, benches, receptacles and planters.