Warren City Zoning Code
§ 16-19.4
Mt. Bethel Area Block 78, Lots 15.01 & 15.02 Redevelopment Plan.
[Ord. No. 2017-21 § 3]
a.
Block 78, Lots 15.01 & 15.02 have been designated as the "Mt. Bethel Area Redevelopment Zone District" pursuant to a Redevelopment Plan entitled "Mt. Bethel Area (B78 L15.01 & 15.02) Redevelopment Plan", (the "Redevelopment Plan"), a complete copy of which is on file in the office of the Township Clerk.
b.
Land Use Plan. The permitted uses and design standards within the Mt. Bethel Area Redevelopment Zone District are detailed in the sections set forth below:
1.
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 Mt. Bethel 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 is not covered in this Redevelopment Plan, compliance with the Warren Township Zoning Ordinance or other applicable Township codes will be required.
2.
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:
(a)
Generally satisfy the Redevelopment Plan's goals and objectives;
(b)
Be designated in accordance with the Township's normally acceptable engineering, planning and/or architectural practices;
(c)
Not have an adverse impact on the physical, visual or spatial characteristics of the overall development plan for the Mt. Bethel Area Redevelopment Zone District or adjacent or nearby properties;
(d)
Generally enhance the overall development plan for the Mt. Bethel Area Redevelopment Zone District;
(e)
Not have an adverse impact on the physical, visual, or spatial characteristics of the existing streetscape in which such development is located or of the Redevelopment Plan; and
(f)
Not reduce the useful life or increase the cost of maintenance of the improvement to be modified or otherwise have an adverse impact on the long-term function of the development.
Deviations from the uses permitted in the Mt. Bethel Area Redevelopment Zone District shall be permitted only by means of an amendment of this Redevelopment Plan by the Township Committee.
3.
Provisions Related to Rehabilitation. No rehabilitation is contemplated in the Mt. Bethel Road Redevelopment District.
4.
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.
5.
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 Mt. Bethel Area Redevelopment Zone District as shown on the revised Official Zoning Map.
The intent and purpose of the Mt. Bethel 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.
6.
Development Standards and Requirements.
[Amended 4-11-2019 by Ord. No. 19-11]
Permitted Uses | Side by side semi-attached units |
Town home | |
Apartments where units may be designed to be one above one another | |
Accessory uses | Patios, balconies, decks |
Fences and walls | |
Signs | |
Stormwater facilities | |
Pump stations | |
Garbage corrals | |
Common recreational facilities | |
Housing Units Permitted | Nor more than 106 dwelling units shall be permitted of which 25 shall be affordable rental units |
Minimum Habitable Space for income restricted affordable units* | 1 bedroom - 700 square feet |
2 bedroom - 770 square feet | |
3 bedroom - 875 square feet |
Notes: | |
* | Habitable space shall not include garage, unfinished attic and basement floor space whether finished or not. Habitable space shall be calculated using outside wall dimensions. The affordable housing bedroom distribution mix shall be as per UHAC regulations Section 5:80-26.3. Market rate units shall provide first floor master bedroom for no less than 50% of all market rate units. |
Minimum/Maximum Units Per Building | 2/8 units/structure |
Maximum No. of Bedrooms/Units | 3/unit |
Maximum Building Height | 2 stories/35 feet (whichever is less) measured from the first floor elevation |
Minimum Setbacks: | |
Front Yard from Mt. Bethel Road | 50 feet |
Front yard from Private Street | 20 feet (curbline) |
Side Yard | 25 feet |
Rear Yard | 25 feet |
Parking | Development shall meet RSIS standards and further, each market rate dwelling unit shall have a garage |
Housing Affordability | 25 units shall be affordable requirements pursuant to Section 16-6 of this Chapter (Zoning Ordinance) |
7.
Design Standards for Mt. Bethel Area Redevelopment Zone District. The general design theme for the Mt. Bethel Area Redevelopment Zone District shall be generally variations of traditional theme. Buildings, signage and all other improvements shall be designed to follow a project design theme to the extent possible. The following Design Standards shall apply to the Mt. Bethel Area Redevelopment Zone District, and shall be utilized to carry out the design theme of the project.
(a)
Applicability. These guidelines and standards shall apply to all applications for development within the Flag Plaza Area Redevelopment Zone District.
(b)
General Design Standards.
(1)
All buildings should be designed with an eye toward architectural detailing that can be unique, and complement the appearance of adjacent structures.
(2)
Buildings shall have varied and variegated facades. Use of texture and window variations shall be encouraged.
(3)
Pitched roofs are required.
(4)
Buildings greater than one story in height are strongly encouraged (subject to maximum height requirement).
(5)
Entryways shall give orientation and add aesthetically pleasing character to the front facade.
(6)
Entrances shall include such features as canopies or porticos, overhangs, arcades, recesses/projections, raised corniced parapets over the doors, peaked roof forms and arches.
(c)
Continuity of Treatment. The architectural treatment of a facade or roof shall be completely continued around all visibly exposed sides of a building. All sides of a building shall be architecturally designed so as to be consistent with regard to style, materials, colors and details. In the instance of multi-story buildings, the architectural treatment and building materials of the first floor shall be compatible with upper stories.
(e)
Roof. The type, shape, pitch, texture and color of a roof shall be considered as an integral part of the design of a building and shall be architecturally compatible with the style, materials, color and details of such building. Pitched roofs shall be required. Roofs and rooflines shall conform to the following standards:
(1)
No flat roof shall be permitted as the main roof on any building.
(2)
Mansard roofs shall be discouraged.
(3)
Architectural embellishments that add visual interest to roofs, such as dormers, belvederes, masonry chimneys and such similar elements shall be permitted, provided that same are architecturally compatible with the style, materials, colors and details of the building.
(4)
For all main roofs, the minimum permitted roof pitch shall be seven on 12.
(5)
Roofline offsets shall be provided along any roof measuring longer than 50 feet in length in order to provide architectural interest and variety to the massing of a building and relieve the negative visual effect of a single, long roofline. If existing building(s) are being rehabilitated on exterior wall only, the foregoing shall not apply.
(f)
Windows. Windows shall be architecturally compatible with the style, materials, colors and details of a building. Windows shall be vertically proportioned.
(g)
Doors and Entrances. All primary entrances to a building shall be defined and articulated by utilizing such elements as lintels, pediments, pilasters, porticos, porches, overhangs, railings, balustrades and other such elements, where appropriate. Any such element utilized shall be architecturally compatible with the style, materials, colors and details of such building.
(h)
Physical Plant. All air-conditioning units, HVAC systems, exhaust pipes or stacks and elevator housing shall be shielded from view. Such shielding shall be accomplished by utilizing landscaping or the walls or roof of the building and be designed to be architecturally compatible with the style, materials, colors and details of such building. If systems are ground mounted, landscaping and fencing shall be required for visual screen.
(i)
Materials, Colors and Details. All materials, colors and details used on the exterior of a building shall be architecturally compatible with the style of such building, as well as with each other.
(j)
Shutters. The use of shutters on building facades shall be encouraged.
(k)
Lighting. Light fixtures attached to the exterior of a building shall be designed to be architecturally compatible with the style, materials, colors and details of such building and other lighting fixtures used on the site. Consideration shall also be given to the type of light source utilized and the light quality such produces. The type of light source used on buildings, signs, parking area, pedestrian walkways and other areas of the Mt. Bethel Area Redevelopment Zone District shall be the same or compatible. The use of low-pressure sodium or mercury vapor lighting either attached to buildings or to light the exterior of buildings shall be prohibited.
(l)
All market rate buildings shall have a basement and access to the individual basement for each market rate unit in the building.
(m)
All units shall, at a minimum, be equipped with Energy Star certified appliances and utilities and further, the redeveloper is encouraged to advance and/or achieve LEED standards and/or certification.
8.
Parking Design Standards.
(a)
Provision of parking spaces. The design and number of parking spaces required per this Redevelopment Plan shall be provided in conformance with RSIS (N.J.A.C. 5:21-4.14 through 4.16). Each market rate unit shall have at least one garage parking space.
(b)
Screening. Where buffers are required in the Redevelopment Plan, there shall be provided along the exterior lot line of the development a continuous, year-round planting screen at least six feet in height.
9.
Streetscape/Landscape Design Standards. Interior roadways shall provide streetscape elements including sidewalks and lampposts.
Street trees shall be provided in accordance with all applicable Township Code requirements.