Redevelopment Plan for Block Bounded by South Avenue, Martine Avenue, LaGrande Avenue and Second Street in the Borough of Fanwood, New Jersey
Prepared for the Council of the Borough of Fanwood
Prepared by Abeles Phillips Preiss 8 Shapiro, Inc. Planning & Real Estate Consultants
in association with Clayton Pierce Downtown Revitalization Coordinator
January 2002 Revision 1: March 14, 2002
REDEVELOPMENT PLAN FOR BLOCK BOUNDED BY SOUTH AVENUE, MARTINE AVENUE, LaGRANDE AVENUE AND SECOND STREET IN THE BOROUGH OF FANWOOD, NEW JERSEY Prepared for The Council of the Borough of Fanwood Prepared by Abeies Phillips Preiss & Shapiro, Inc. Planning and Real Estate Consultants 120 Albany Street - 8th Floor New Brunswick, New Jersey 08901 in association with Clayton Pierce Downtown Revitalization Coordinator 75 Martine Avenue North Fanwood, New Jersey 07023 January 2002 Revision 1:March 14, 2002
Richard Preiss, P.P., Lic. #3461 The original of this report was signed and sealed in accordance with NJAC 13:41-1.2
I. INTRODUCTION 1
II. RELATIONSHIP TO LOCAL OBJECTIVES 3 A. Relationship to Intent and Purpose of Master Plan and Zoning Ordinance 3 B. Redevelopment Plan Goals and Objectives 4
III. GENERAL LAND USE PLAN 6 A. Land Use Regulations for the Downtown Retail/Residential District 6 B. Downtown Residential District 10 C. Deviation Requests 13
IV. DESIGN GUIDELINES 15 A. Building Design Guidelines for the Downtown Retail/Residential District 15 B. Building Design Guidelines for the Downtown Residential District 17 C. Public Improvement Guidelines 18 D. Street and Circulation Guidelines 18 E. Pedestrian Circulation Guidelines 19 F. Open Space and Landscaping Guidelines 20 G. Parking Guidelines 21
V. GENERAL PROVISIONS 23
VI. OTHER PROVISIONS NECESSARY TO MEET STATE AND LOCAL REQUIREMENTS 25
VII. PROCEDURE FOR AMENDING THE APPROVED PLAN 27
VIII. VALIDITY OF ORDINANCE 28
LIST OF FIGURES
1. Redevelopment Area Boundaries and General Land Use Plan 2
I. INTRODUCTION The following is the Redevelopment Plan for Block 64 of the Borough of Fanwood, the area bounded by South Avenue, Martine Avenue, LaGrande Avenue and Second Avenue in downtown Fanwood. This area, including the demarcation of the general land use plan for the block, is shown in Figure 1.
The Redevelopment Area is approximately 6.5 acres in size. It has a relatively flat topography. It is situated at the intersection of two heavily-traveled arterial roads: Route 28 (South Avenue) and Martine Avenue (which leads north to downtown Scotch Plains, State Route 22, and Interstate 78). The study area is located directly across South Avenue from the Fanwood train station, which provides direct train service to Newark and New York City via New Jersey Transit's Raritan Valley line. The Redevelopment Area currently has a mix of various commercial uses, including retail, office, warehouse, and light industry as well as vacant land.
In August 2000, Abeles Phillips Preiss ~ Shapiro, Inc., in association with Fanwood's Downtown Revitalization Coordinator, Clayton Pierce, at the request of the Borough Council of Fanwood, investigated a series of alternative redevelopment and revitalization options for portions and/or the whole of Block 64. The focus of the study was to determine whether such options were feasible and to what extent these options would help to revitalize downtown Fanwood. Despite the existence of a number of properties which had been vacant and marginally used for a number of years, there was little developer interest. Because of the existence of a substantial market for retail uses and housing within the Borough, the study attempted to determine whether a public-private partnership could provide the impetus for redevelopment on the block. During the study, it became apparent that conditions on the block possibly warranted a declaration of the area in need of redevelopment in accordance with the Local Redevelopment and Housing Law (NJSA 40:12 A et seq.). A Redevelopment Area Study was subsequently prepared and submitted in March 2001, and following the requisite notice and public hearings, Block 64 was declared an area in need of redevelopment, pursuant to NJSA 40A: 12-6.
The overall goal of this Local Redevelopment Plan is for the Block, or a portion of the Block, to be redeveloped through the use of such governmental authority and power not available to the private sector, pursuant to the Redevelopment and Housing Law, as a planned retail and residential mixed- use development in downtown Fanwood.
Figure 1
II. RELATIONSHIP TO LOCAL OBJECTIVES A. Relationship to Intent and Purpose of Master Plan and Zoning Ordinance In addition to adopting the purposes of the Municipal Land Use Law (NJSA 40:55D-2), the Master Plan for the Borough of Fanwood (1998) adopted six more specific goals and objectives for the Borough, two of which have direct applicability to the Redevelopment Plan (see p. 2, goals 5 and 6), as follows:
5. The soon-to-be-enlarged CC Zone provides for the construction of
apartment flats over newly-constructed businesses in an effort to
provide low-/moderate-income housing.
6. The central commercial area of the Borough should continue with
only modest expansion as dictated by the existing land use patterns;
however, Ordinance controls should be instituted in order to assure
that the future development of the lands within the central
commercial area is accomplished in a manner which promotes a
'village' atmosphere as opposed to an unsightly 'strip commercial'
type of development.
In addition, the purposes and intent of the CC Central Commercial district, into which the Redevelopment Area falls, are described on pp. 3-6 and 3-7, as follows:
The "CC" District area has been provided to accommodate relatively intensely developed commercial activities geared to satisfy the retail shopping needs of the Borough's residents. The ideal mix of stores would provide variety and mutual compatibility. Providing a shopper the opportunity to park once and satisfy a number of shopping needs is also desired in the "CC" District. The designated land area is appropriately located at the approximate geographic center of the Borough, along Martine Avenue between South and LaGrande Avenues, and is entirely developed. The land uses currently permitted and intended to be continued include a wide array of retail and service activities; however, because it is the intention that the "CC" District area function for the convenience of shoppers, such uses as restaurants and service stations are not permitted.
The Redevelopment Plan as described herein incorporates these goals and objectives and endorses the purposes and intent of the Master Plan with respect to the CC District through the following: providing for the construction of apartments over retail businesses; promoting a small- scale downtown village atmosphere; allowing fairly intensive retail development and a variety of commercial activities to meet the shopping needs of Borough residents; and making provision for parking for shoppers, as well as residents and employees in the downtown. The Redevelopment Plan departs to some extent from the Master Plan where the CC District is described as a district which is entirely developed, and that restaurants should not be permitted.
Much of the area contains either vacant or marginally-used or underutilized land, and restaurants are to be permitted as they are a desirable convenience and attraction to a downtown the size of Fanwood's. What is not appropriate and ought not to be permitted are drive-thru restaurants, or any drive-thru businesses, since these break up the continuous pedestrian retail frontage that is desired in a pedestrian-oriented downtown setting. With these two minor deviations, however, the Redevelopment Plan is consistent with the Fanwood Master Plan's purposes.
The current zoning ordinance of the Borough also incorporates the purposes of the MLUL, and provides two additional objectives, at 1.03B, one of which is applicable to the Redevelopment Plan, as follows:
Encourage development of additional commercial ratables in the commercial zones.
If the Redevelopment Plan is successful, additional commercial development will enhance the tax base of the community.
B. Redevelopment Plan Goals and Objectives The specific goals and objectives of the Redevelopment Plan are as follows:
1. To provide for a downtown mixed-use environment, including a variety of retail, residential and recreational uses that will promote economic development and growth opportunities, and serve a variety of community needs.
2. To provide for an increase in the economic base of the Redevelopment Area and Borough by redeveloping underutilized, inefficiently utilized and underproductive properties.
3. To encourage development along South Avenue and Martine Avenue which embody the characteristics of a downtown pedestrian shopping district, by:
a. providing appropriate design guidelines; b. encouraging a consistent retail frontage along both streets on the block; c. providing streetscape improvements in addition to those which have already been provided for by the Borough; d. providing a shared off-street parking behind the retail frontage on South and Martine Avenues to serve all of the parking needs of visitors, customers and employees to the block;
e. encouraging open space and amenities to be provided to meet the recreational and social needs of employees, visitors and residents.
4. To encourage development that is compatible with the character of adjacent neighborhoods and land uses.
5. To stimulate private market interest and investment in the remainder of downtown Fanwood and along the South Avenue commercial corridor.
6. To provide for a maximization of private investment through the attraction of qualified developers capable of securing private financing commitments.
7. To provide additional housing opportunities for senior citizens.
8. To encourage a diversity of retail uses in downtown Fanwood.
9. To preserve existing trees and vegetation in the Redevelopment Area to the extent practical.
III. GENERAL LAND USE PLAN The area within the Redevelopment Plan is hereby subdivided into two separate districts as indicated in Figure 1, the Downtown Retail/Residential District and the Downtown Residential District. The land use regulations pertaining to these districts is provided below.
A. Land Use Regulations for the Downtown Retail/Residential District
1. Purpose The purpose of the Downtown Retail/Residential District is to create pedestrian-oriented convenience and specialized shopping opportunities in a downtown or"main street" setting. Uses which are automobile-oriented, or which have low customer turnover on the ground floor, or which create gaps in retail store frontage are discouraged, except that appropriate retail, office and residential uses in all areas of the district shall be encouraged above the ground floor.
2. Principal Uses Permitted on All Floors
a. Restaurants and eating and drinking establishments, but excluding drive-in or drive- thru restaurants, but including sidewalk cafes in accordance with Article Vll of Chapter 259 of the Code of the Borough of Fanwood.
b. Commercial recreation facilities such as theaters, movie theaters, museums, galleries, and indoor youth play centers, but excluding video arcades, and sexually- oriented businesses which are subject to Chapter 184 of the Code of the Borough of Fanwood.
c. Convenience retail establishments such as food stores, convenience stores, liquor stores, bakeries, cosmetic stores, drug stores, and video sales and rental stores.
d. Specialty retail establishments such as antique stores, opticians, gift stores, clothing and shoe stores, toy stores, jewelry stores, sports and outdoor equipment stores, bicycle stores, furniture stores, hobby stores, photography stores, electronic and appliance stores, pet stores, stationery and office supply stores, record and book stores, and hardware stores.
e. Service retail establishments such as barber shops, beauty parlors, nail salons, dry cleaning establishments, laundries, copy or printing establishments, tailors,
household and electronic repair establishments, health clubs, gyms, and travel agencies.
f. Banks, but excluding drive-thru or drive-in banks.
g. Municipal parking facilities, and private parking lots as a principal use, but only at or below grade, and not within above-ground, multi-level structured parking garages.
h. Municipal uses.
3. Principal Uses Permitted on All Floors, Except the First or Ground Floor
a. Residential apartments, subject to the following conditions:
(i) An entrance separate from the ground floor commercial establishment shall be provided.
(ii) The apartment shall contain at least one bedroom, a kitchen, bathroom and living room, and shall contain at least 650 square feet of net rentable floor area.
(iii) Parking in accordance with RSIS standards; however, such space or spaces may be provided through a shared parking agreement with another commercial or residential establishment within the Redevelopment Area, or with the municipality. Evidence shall be provided that such a space or spaces are available at the time required by the occupants of the apartment, and shall be subject to a written agreement approved by the Borough's legal counsel.
(iv) The density of such residential apartments shall not exceed ten (10) units per acre.
b. Educational or quasi-educational establishments such as ballet or dance schools, martial arts schools, nursery schools, and business, vocational or technical schools.
c. General, business and professional offices, including medical offices, finance, insurance, and real estate offices.
d. Municipal, county, state and federal government offices.
e. Non-profit, civic or philanthropic uses.
4. Accessory Uses
a. Off-street customer or employee parking
b. Loading facilities
c. Fences and walls
d. Awnings
e. The display of goods in front of, and within five (5) feet of any retail store, provided such goods are removed when the retail store is closed.
5. Prohibited Uses a. Any industrial or warehouse uses, lumber yards, building supply or garden stores or nurseries.
b. Any automobile, motorcycle, truck or boat sales, service, repair, parts, supply store, rental or storage.
c. Bulk storage, above or below ground, of fuel or gas.
d. Funeral homes or services of any kind.
e. Any drive-through or drive-in uses.
6. Area, Yard and Bulk Requirements
a. Minimum lot size: 4,000 square feet
b. Minimum lot width: 40 feet
c. Minimum lot depth: 100 feet
d. Maximum front yard setback: 5 feet
e. Minimum side yard: 0 feet, except where provided it shall be not less than 5 feet
f. Minimum rear yard: 1 foot for every 2 feet of the height of the wall of the building closest to the rear yard.
g. Maximum building height: 3 floors or 35 feet, whichever is less
h. Maximum building coverage: 75 percent
i. Maximum impervious coverage: 100 percent
j. Floor area ratio: 1.5
7. Parking Requirements To facilitate the smooth flow of traffic, reduce traffic hazards and provide for maximum security of life and property, it is the policy of the Borough that off-street parking shall be provided for all premises to the maximum extent possible.
a. The Planning Board may allow off-street parking and loading spaces required for uses, buildings or structures on the same or on adjacent lots to be provided in a common parking lot, or more than one lot.
b. The total capacity of the common parking facility shall be the sum of the requirements of each individual use, except that said total capacity may be reduced by the Planning Board, providing the applicant provides credible evidence to the satisfaction of the Planning Board that the peak parking demand of the two (2) or more uses sharing such a facility do not coincide, and that the accumulated parking demand at any one time of the two (2) or more uses sharing the facility shall not exceed the total capacity of the facility. Such evidence shall indicate the use of the facility by residents, employees, customers and visitors on both weekdays and weekends, and both during the day and overnight.
c. As a condition of its approval, the Planning Board shall require a legal instrument satisfactory to the Borough Attorney of the Borough of Fanwood assuring the continued existence and use of such shared parking spaces in connection with the uses, buildings and structures that they serve. Such instrument shall also guarantee that upon termination of such use, each individual participant shall provide off-street parking and loading spaces for its own use in accordance with all requirements of the zoning ordinance of the Borough of Fanwood.
8. Signage The signage requirements of the Fanwood zoning ordinance shall apply.
B. Downtown Residential District 1. Purpose
The downtown residential district is designed primarily for multifamily residential developments which can take advantage of its downtown location. Development incentives are provided to encourage development which contributes to the downtown Victorian architectural theme, provides additional amenities or improvements in the Redevelopment Area, and which strengthens linkages between the district and the retail/residential portion of the Redevelopment Area.
2. Principal Uses
a. Townhouses or attached single-family residential units, which for the purposes of this redevelopment plan shall mean a one-family dwelling in a row of at least three such units in which each unit has its own front and rear access to the outside, no unit is located over another unit, and each unit is separated from any other unit by one or more vertical common walls.
b. Two-family townhouses or attached two-family residential units, which for the purposes of this redevelopment shall mean a one- or two-family dwelling in a row of at least three such units in which each one- or two-family unit has its own front and rear access to the outside, where one unit may be located over another unit, and in which each one- or two-family unit is separated from any other such unit by one or more vertical common walls.
c. Multifamily apartments
3. Accessory Uses
a. Private off-street parking and loading, including private garages
b. Uses which are customarily incidental to the above permitted principal uses
4. Area, Yard and Bulk Requirements
a. The minimum lot area shall be fifty thousand (50,000) square feet.
b. The minimum lot width shall be two hundred (200) feet.
c. The maximum gross density shall be as follows:
(i) For townhouses or attached single-family houses: eight (8) units per acre;
(ii) For two-family townhouses or attached two-family houses, ten (10) units per acre
(iii) For multifamily apartments, ten (10) units per acre.
d. No principal building shall exceed eighty (80) feet in any single plane, nor two hundred (200) feet in any one dimension.
e. The minimum distance between two buildings shall be twenty (20) feet.
f. The yard setback between a residential building and a front lot line shall be a minimum of seven (7) feet and a maximum of fifteen (15) feet. When the front lot line is along a roadway, the term "front lot line" means "right-of-way."
g. The minimum distance from a principal building to a side lot line shall be fifteen (15) feet.
h. The minimum distance from a principal building to a rear lot line shall be thirty-five (35) feet.
i. Townhouses or attached single-family houses shall be a minimum of twenty (20) feet in width; two-family townhouses or attached two-family residential units shall be a minimum of twenty-four (24) feet in width.
j. Vehicular access may be provided by means of privately-owned alleys to the rear of the residential building with a minimum width of eighteen (18) feet. Such alleys may provide access to rear entry enclosed garages, to private detached garages or to parking courts located to the rear of such units. Such detached garages or parking areas shall be a minimum of ten (10) feet from all buildings and five (5) feet from all property lines. Outdoor parking areas shall be screened from public streets by means of fences and landscaping.
k. The maximum building coverage shall be twenty-five (25%) percent.
l. The maximum impervious lot coverage shall be fifty (50%) percent.
m. The maximum height for townhouses and two-family townhouses shall be no greater than two and a half (2~/~) stories, or thirty-five (35) feet; however, architectural features such as clock towers, cupolas, and the like may extend another fifteen (15) feet above the highest point of the roof, provided they do not exceed five hundred (500) square feet in area. An exposed basement level shall not be counted as a story if it is not exposed above finished grade by more than four (4) feet. The maximum height for multifamily apartments shall be no greater than 3 stories or forty (40) feet.
n. The maximum floor area ratio permitted shall be 0.4.
5. Development Incentive Bonuses The Borough Council, following a public hearing, may provide bonuses in accordance with the schedule below in exchange for the applicant providing one or more of the following:
a. Remediation and cleanup of existing subsurface contamination.
b. Shared parking lots for use by customers and/or employees of the downtown retail/residential district, in addition to occupants of the residential units.
c. Publicly-accessible open space areas or plazas accessible to both the residential and retail portions of the Redevelopment Area.
d. Provision of streetscape elements, such as lighting, street furniture, decorative block paving and public art so as to enhance the image and architectural consistency of the Redevelopment Area.
e. Utilization of traditional Victorian architectural design of the residential units.
f. Other building enhancements, design features or site improvements which in the opinion of the Borough Council enhance the public's use and enjoyment of the downtown.
9. For applicants who provide or make provision for the amenities and enhancements in the foregoing subparagraphs of section B5, the Borough Council may, at its discretion, award the bonuses by increasing the density, coverage and floor area ratios up to the maximums indicated in the schedule below:
| Uses | Maximum Gross Density (units per acre) |
Maximum Building Area (percentage) |
Maximum Lot Coverage (percentage) |
Maximum Floor Area Ratio |
| Townhouses or attached single- family houses |
14 | 40% | 60% | .70 |
| Two-family town- houses or attached two-family houses |
16 | 40% | 60% | .60 |
| Apartment houses | 16 | 40% | 60% | .60 |
6. Affordable Housing Component At a minimum, fifteen percent (15%) of the total number of units in a development in which the units are for sale, or in any development which is age-restricted, shall be restricted to occupancy by low- and moderate-income families. At a minimum ten percent (10%) of the total number of units in developments in which the units are for rent (not including age- restricted rental units), shall be restricted to occupancy by low- and moderate-income families.
7. Parking Requirements Parking ratios and requirements shall meet those of the standards of the RSIS, however the following additional standards shall be met:
a. Off-street parking areas shall be broken up into modules of no more than thirty (30) spaces when serving residential uses alone; this provision shall not apply to shared parking or municipally-provided parking.
b. Landscaping shall be provided to break up the parking lots and to provide shade for parked cars. At least one (1 ) tree for every ten (10) spaces shall be provided for residential uses.
8. Signage The residential signage requirements of the Fanwood zoning ordinance shall apply.
C. Deviation Requests The Planning Board may grant deviations from the regulations contained within this Redevelopment Plan where, by reason of exceptional narrowness, shallowness or shape of a specific piece of property, or by reason of exceptional topographic conditions, pre-existing structures or physical features uniquely affecting a specific piece of property, the strict application of any area, yard, bulk or design objective or regulation adopted pursuant into this Redevelopment Plan, would result in peculiar and exceptional practical difficulties to, or exceptional and undue hardship upon, the developer of such property. The Planning Board may also grant such relief in an application relating to a specific piece of property where the purposes of this Redevelopment Plan would be advanced by a deviation from the strict requirements of this Plan and the benefits of the deviation would outweigh any detriments. No relief may be granted under the terms of this section unless such deviation or relief can be granted without substantial detriment to the public good and will not substantially impair the intent and purpose of the Redevelopment Plan. An application for a deviation from the requirements of this redevelopment plan shall provide public notice of such application in accord with the requirements of public notice as set forth in NJSA 40:55D-12 a. and b.
IV. DESIGN GUIDELINES
This Redevelopment Plan reflects the Borough's desire to create a vibrant downtown pedestrian retail/commercial environment in the Downtown Retail/Residential District and a neo-traditional residential environment in the Downtown Residential District. The urban design guidelines will accomplish this by codifying regulations which reflect and reinforce design principles of a small community or village "downtown" or "Main Street" environment. The main retail asset of the project area is the frontage it has on two of the community's major local commercial thoroughfares - South Avenue and Martine Avenue - and the opportunity to reinforce its historic downtown retail environment. Providing uninterrupted retail frontage along the ground floor of South Avenue and Martine Avenue will help to stimulate pedestrian movement; a very limited number of narrow breaks in such retail frontage to provide access to parking areas and other land uses behind this retail frontage is to be permitted.
The main residential asset is the proximity of the Redevelopment Area to the Fanwood train station, to main vehicular circulation routes in Fanwood, to retail stores and community services in the downtown, and the existence of a residential neighborhood bordering the Downtown Residential District. Providing a moderately dense streetwall of row houses and/or apartments close to Second Avenue and LaGrande Avenue with access to parking to the rear of such development will reinforce the mixed-use character of the downtown without creating conflicts with the neighboring residential areas.
Development plans for the Redevelopment Area shall consider the following urban design criteria.
A. Building Desion Guidelines for the Downtown Retail/Residential District
1. All buildings which are located on parcels which have frontage on South Avenue and Martine Avenue shall have retail uses at the ground floor level oriented towards the street and shall have decorative facades fronting South Avenue and Martine Avenue, including storefront and display windows, awnings and other decorative features giving the appearance of storefronts facing such streets. All buildings shall be placed at or close to the property line to create and reinforce a "downtown" or "Main Street" environment, and to generate an active street life during the day and evening hours, subject to encouraging outdoor cafes.
2. Small retail stores are encouraged along the South Avenue and Martine Avenue frontages. Where larger retail establishments or retail stores with wide frontages are provided, the architectural treatment shall provide for a breaking up of such frontages into smaller individual portions, so as to be consistent with the smaller retail frontage scheme.
Such store frontages shall be transparent in appearance and provide window displays to stimulate interest and exposure of retail goods and services to the pedestrian viewer on the street.
3. No blank walls shall face South Avenue or Martine Avenue. On any wall facing such streets, no more than twenty (20) linear feet of blank wall shall be permitted. Decorative windows shall constitute at least fifty percent (50%) of such frontage, and all such windows shall be at least six (6) feet in height, the bottom of which shall be no more than three (3) feet above grade.
4. Outdoor or sidewalk cafes and restaurants are encouraged to enhance the vitality and use of the Redevelopment Area by the public.
5. All pedestrian entryways and/or lobbies are to be prominent, well-lit and separate from service or vehicular entrances.
6. Vehicular entrances to parking lots, shall be kept to a minimum along South Avenue and Martine Avenue. All parking areas shall be screened from view along these two streets, preferably by retail store frontages, or absent such stores by landscaped areas which shall be at least six (6) feet in depth from the front property line. Such landscaped areas shall screen the parking lots to the rear by means of decorative walls, fencing or hedges at least three (3) feet in height, and shall also contain shade trees, benches, planted flower beds and paving material distinct from the paving material used for the sidewalk. Notwithstanding the above, no gap in the retail store frontage may exceed a length of thirty (30) linear feet along South Avenue or Martine Avenue.
7. Parking lots which front on streets other than South Avenue or Martine Avenue within the Redevelopment Area shall also be screened from view by means of decorative walls, fences and plantings at least three (3) feet in height.
8. Groups of related buildings are encouraged to utilize Fanwood's historic Victorian architectural style. To the extent that this is not practical or feasible, the design of the building shall be harmonious in terms of scale and massing of building form. Consideration shall be given to providing for aesthetically pleasing surface materials, finish and texture, decorative features, window and doorway placement and proportions, entryway placement and location, and landscaping and street furniture.
9. All buildings shall appear architecturally pleasing and inviting when viewed from all vehicular and pedestrian pathways within the Redevelopment Area and from vantage points outside of the Redevelopment Area.
10. Barrier-free design regulations as specified in the New Jersey Uniform Construction Code and as required by the Americans with Disabilities Act shall be incorporated into all buildings, structures and improvements.11. All electronic communications equipment and antennas shall be mounted in such a way that it will not negatively impact on the appearance of the building on which it is placed nor create objectionable views when seen from surrounding buildings and shall be subject to Article XIV of Chapter 184 of the Code of the Borough of Fanwood.12. No loading or service areas shall be located directly adjacent to a public street, nor to the extent possible shall such areas be visible from a public street.B. Building Design Guidelines for the Downtown Residential District1. The design of each townhouse unit, or two-family townhouse residential unit or stack of apartment units shall be varied, with differentiation in facade materials utilized and window and door placement and design. Variations in front facade setback and roof line shall be required. Roofs shall be pitched.2. The use of natural facade material, such as stone, brick, wood, clapboard or shingles, or a combination thereof, shall be required. The use of historic architectural and landscape treatments, including street lamps, benches, porches, stairway railings, and fencing shall be required.3. No back-to-back or double-loaded corridor apartment buildings shall be permitted.4. No enclosed garages shall be provided in front of the residential units, nor shall direct access to a garage be permitted from the front. Enclosed garages may be permitted on the ground level or below the residential units, provided access to such garage is provided from the rear or side of the unit.5. No parking or driveways may be permitted in the front yard.6. Pedestrian access to the unit shall be directly from the sidewalk or by means of a short walkway or stairs, with the remaining front yard area landscaped with trees, shrubs and lawn. Covered entryways or porticos shall be provided at all building entrances facing the street. Such covered entryways or porticos shall be exempt from the setback requirements of the district.
C. Public Improvement Guidelines
1. Public improvements that are supportive of the functions that take place within the Redevelopment Area and that integrate and tie various developments within the Redevelopment Area together as a comprehensive downtown environment, should be provided. These include but are not limited to the following: the provision of necessary utilities such as water, sewerage, drainage and power; roadways, pedestrian walkways, and public open spaces and plazas.2. Public improvement should facilitate pedestrian and vehicular circulation throughout the Redevelopment Area, while accommodating all vehicular traffic circulation, including parking, loading, service delivery, emergency vehicles, garbage pickup, snow removal, public transportation access, and connections with public roads that surround the Redevelopment Area. The design of the sidewalks, pedestrian footpaths, signage, street lighting, landscaping and street furniture should articulate the movement of people along streets, be consistent with that already established in the Downtown, especially along South Avenue and Martine Avenue, and into shops, residences, public open spaces and adjacent neighborhoods.3. Public improvements should provide orientation. Signs or directories should be provided at all major entrances or gateways into the Redevelopment Area, for people both on foot and within vehicles, to direct them to destinations within the Redevelopment Area. Such entrances or gateways are to be clearly defined and inviting, and the signs should be legible to both pedestrian and vehicular traffic.4. Vehicular access roads or driveways to off-street parking areas within and serving the Redevelopment Area shall be limited to one on each of the streets bounding the Redevelopment Area, that is one on South Avenue, one on Martine Avenue, one on Second Avenue and one on LaGrande Avenue.5. Public improvements should be properly maintained.D. Street and Circulation Guidelines1. South Avenue should be regarded as the key roadway running through the Redevelopment Area. All traffic movements through and within the Redevelopment Area, including driveways and access to off-street parking from South Avenue should be located in a manner which does not interrupt or inhibit the free flow of traffic through South
Avenue. Such vehicular circulation patterns should be designed to maximize the passage of through-traffic on South Avenue, while providing direct, uninterrupted and clearly- marked access to parking and loading areas for destinations within the Redevelopment Area itself. Shared access to parking and loading areas is encouraged, as are cross- easements for shared off-street parking and loading areas.2. The land use and circulation patterns within the Redevelopment Area should be developed so as to accommodate and encourage modes of transportation other than private automobiles, especially walking and bike riding. Off-street parking areas should be so located, along with pedestrian connections between land uses, as to encourage persons entering the Redevelopment Area and downtown Fanwood to park only once and walk to multiple destinations within the Redevelopment Area rather than make several short vehicular trips and park in several different places within the Redevelopment Area and the downtown.3. Off-street loading and service delivery areas should be separated from and occur in areas where pedestrian circulation does not occur.4. Curb cuts on the streets surrounding the Redevelopment Area shall be located directly opposite one another on opposite sides of the street to the maximum extent possible.E. Pedestrian Circulation Guidelines 1. A coordinated and integrated pedestrian circulation system shall be provided within the entire Redevelopment Area, to provide safe and convenient pedestrian circulation through the following:a. Streetscape improvements shall be focused on the primary pedestrian corridors, especially along South Avenue and Martine Avenue. Sole reliance on traditional sidewalks for pedestrian circulation is discouraged.b. Materials - such as the use of the type of decorative block paving utilized along South Avenue and Martine Avenue - or other attractive materials, shall be utilized to provide an attractive pedestrian walking surface.c. Other design features, including landscaping, street furniture, lighting, signage, spaces for planned activities should be used to create an interesting pedestrian environment.
d. New land uses and developments shall be so located as to minimize pedestrian and vehicular conflicts. However, the pedestrian and vehicular circulation networks should be integrated and complimentary of one another.2. All sidewalks and pathways shall be designed to be barrier-free as specified in the New Jersey Uniform Construction Code, and in compliance with the Americans with Disabilities Act.3. Sidewalks and pedestrian walkways shall be sufficiently wide to accommodate all anticipated pedestrian traffic, subject to encouragement of outdoor cafes.4. To the extent that it is permitted by the NJDOT and the County of Union, at least one pedestrian crossing of South Avenue and Martine Avenue located at least 200 feet from the traffic light crosswalks shall be provided. Such pedestrian crossing shall provide some means of differentiating it from the roadway paving, such as by painting. Other means of traffic-calming measures on Martine Avenue are encouraged.5. All sidewalks and pedestrian walkways shall be provided with lighting averaging at least one-half foot-candle across the area so lit.F. Open Space and Landscaping Guidelines Except as provided in this Redevelopment Plan, the provisions of the Code of the Borough of Fanwood relating to "Preservation and Removal of Trees" (Chapter 184, Section 11.16) shall govern the removal and replacement of trees.1. All unpaved areas, open spaces and plazas shall be attractively planted and landscaped with lawns, trees and shrubs.2. Pedestrian walkways and paved surfaces utilized for public activities shall utilize attractive paving material, street furniture, lighting and other architectural and artistic amenities to provide pleasant environment at street level, and to complement the buildings and Redevelopment Area.3. The provision of low walls, planters and stairs is encouraged in addition to benches, to provide seating. The use of open space or architectural features such as clock towers, gazebos, water fountains or the like is encouraged at the center of the Redevelopment Area, to break up uninterrupted paved areas, and as a respite for customers, employees and residents in the Redevelopment Area.
4. Containers and compactors for trash and recycling materials shall be attractively and compatibly designed, and fully enclosed or screened by permanent materials or other solid screening, secured and accessible to all uses and, to the extent possible, centrally located in the Redevelopment Area.5. All unattractive areas, including loading and service delivery areas, heating/air conditioning units or other mechanical equipment shall be screened by means of solid fencing and supplemented with evergreen plantings with such planting species resistant to urban environments. Screen plantings shall be a minimum of four (4) feet in height. Material planted shall be balled and burlapped and of specimen quality as established by the American Association of Nurserymen. At initial plantings the materials shall provide a screen from the top of planting to within six (6) inches of grade.6. Other plant materials shall be dense and of specimen quality as determined above. All deciduous trees shall be a minimum of three (3) inches in caliper. All plants, trees and shrubs shall be installed in accordance with a planting schedule provided by the developer.7. Existing trees shall be preserved wherever possible. For every tree that is removed, a new tree with a minimum planting height of six (6) feet and a minimum caliper of three (3) inches shall be planted in the Redevelopment Area. The types of trees to be planted shall be determined with the advice of the Fanwood Shade Tree Commission. Any landscaping which, within two (2) years of planting, dies, for any reason, shall be replaced by the developer(s) at their expense.8. No chain link fencing shall be permitted anywhere within the Redevelopment Area, except during construction. Only tubular steel or wrought-iron type mild steel-, picket fencing will be permitted along public rights-of-way. Fencing along interior lot lines, or any interior lot area may be wood, steel pickets, or any other Planning Board approved fence type, but no chain link of any type will be permitted.G. Parkinq Guidelines 1. Off-street parking and loading areas shall be coordinated with the public street system serving the Redevelopment Area in order to avoid conflicts with through-traffic or obstruction to pedestrian walks and thoroughfares.2. All such parking and loading areas shall be graded, paved with a durable dust-free surface, adequately drained and well landscaped.
3. All curbs on all public rights-of-way must be poured-in-place concrete or other masonry material such as Belgian block and all curbs for all off-street parking areas shall be Belgian block. Planted parking island shall be provided within all parking lots which have thirty (30) or more parking spaces, to direct the flow of traffic and to provide a place for shade trees to be planted. For retail uses, mixed uses and shared parking at least one (1) tree per twenty (20) spaces shall be provided within the parking lot, and for residential uses, at least one (1) tree per ten (10) spaces.4. All required parking spaces shall be a minimum of nine (9) feet wide by eighteen (18) feet deep as measured from the curb stop. The minimum single width for 90 degree parking shall be twenty-four (24) feet. Provisions for "compact car" stalls, eight (8) feet by sixteen (16) feet, may be made. Such compact car spaces may not exceed thirty (30) percent of the total parking requirement. All aisle requirements shall remain unchanged.
V. GENERAL PROVISIONS
A. Interim uses may be established, subject to site plan approval and agreement between the developers and the Planning Board that such use will not have an adverse effect upon existing or contemplated development during the interim use period. Interim uses may be granted for a period of up to three (3) years, and may be renewed for an additional period of up to two (2) years at the discretion of the Planning Board.
B. No building shall be constructed over a public easement in the Redevelopment Area without prior written approval of the Engineer of the Borough of Fanwood.
C. Site Plan and Subdivision Review
1. Prior to commencement of construction, site plans for the construction and/or rehabilitation of improvements to the Redevelopment Area, prepared in accordance with the requirements of the Municipal Land Use Law (NJSA 40:55D-1 et seq.) shall be submitted by the developers for review and approval by the Planning Board so that compliance with the Redevelopment Plan can be determined.2. Any subdivision of lots and parcels of land within the Redevelopment Area shall be in accordance with the requirements of this Plan and the subdivision ordinance of the Borough of Fanwood.3. No construction or alteration to existing or proposed construction shall take place until a site plan reflecting such additional or revised construction has been submitted to, and approved by, the Planning Board. This pertains to revisions or additions prior to, during and after completion of the improvements.
D. Adverse Influences No use shall be permitted which, when conducted under proper and adequate conditions and safeguards, will produce corrosive, toxic or noxious fumes, glare, electromagnetic disturbance, radiation, smoke, cinders, odors, dust or waste, undue noise or vibration, or other objectionable features so as to be detrimental to the public health, safety or general welfare.
E. Non-Discrimination Provisions No covenant, lease, conveyance or other instrument shall be affected or executed by the Borough Council or by a developer or any of his successors or assignees, whereby land within
the Redevelopment Area is restricted by the Borough Council, or the developer upon the basis of race, creed, color, or national origin in the sale, lease, use or occupancy thereof. Appropriate covenants, running with the land forever, will prohibit such restrictions and shall be included in the disposition instruments. There shall be no restrictions of occupancy or use of any part of the Redevelopment Area on the basis of race, creed, color or national origin.
F. Duration of the Plan The provisions of this plan specifying the redevelopment of the Redevelopment Area and the requirements and restrictions with respect thereto shall be in effect for a period of twelve (12) years from the date of approval of this plan by the Borough Council.
VI. OTHER PROVISIONS NECESSARY TO MEET STATE AND LOCAL REQUIREMENTS In accordance with NJSA 40A:12A-1 et seq., known as "The Redevelopment and Housing Law," the following statements are made:
A. The Plan herein has delineated a definite relationship to local objectives as to appropriate land uses, density of population, and improved traffic and public transportation, public utilities, recreation and community facilities and other public improvements. The Plan has laid out various programs and strategies needed to be implemented in order to carry out the objectives of this Plan.
B. The Plan lays out the proposed land uses and building requirements for the Redevelopment Area.
C. The displacement of residents within the Redevelopment Area. To the extent that residents in the Redevelopment Area are displaced by the condemnation and/or acquisition of property by the Borough of Fanwood, adequate provision for the temporary and permanent relocation of such residents, as necessary, shall be made in accordance with all applicable state and federal regulations. It is estimated that should such displacement occur, there are decent, safe and sanitary dwelling units affordable to these residents within the local housing market, and that such replacement housing shall be offered to such residents along with relocation assistance as required by law.
D. No property within the Redevelopment Area is proposed to be acquired by the Borough of Fanwood at this time. The Borough of Fanwood does currently, however, hold title to some property within the Redevelopment Area.
E. As indicated in Section IIA of this Redevelopment Plan, this Redevelopment Plan is consistent with the Master Plan for the Borough of Fanwood. There is no known significant impact on or relationship with the master plans of the County of Union or any contiguous municipalities. The Plan complies with the goals and objectives of the New Jersey State Development and Redevelopment Plan, particularly with respect to recognizing the need to rebuild and direct development to "centers."
F. This Redevelopment Plan shall supersede all provisions of Chapter 184 of the Code of the Bor- ough of Fanwood that are specifically addressed herein. In all situations where zoning issues are not specifically addressed herein, Chapter 184 of the Code of the Borough of Fanwood shall, however, remain in effect. The Planning Board alone shall have the authority to grant
deviations from the requirements of this Plan, as provided herein. Final adoption of this Plan by the Borough Council shall constitute an amendment of the Borough of Fanwood Zoning Map.
VII. PROCEDURE FOR AMENDING THE APPROVED PLAN This Redevelopment Plan may be amended from time to time upon compliance with the requirements of law. A fee of $500 shall be paid by the party seeking such an amendment, unless the request issues from an agency of the Borough. The Planning Board, at its sole discretion, may require the party requesting the amendment to prepare a study of the impact of such amendment, which study must be prepared by a Professional Planner, licensed in the State of New Jersey.
VIII. VALIDITY OF ORDINANCE If any section, paragraph, division, subdivision, clause or provision of this Plan shall be adjudged by the courts to be invalid, such adjudication shall only apply to the section, paragraph, division, subdivision, clause or provision so judged, and the remainder of this Plan shall be deemed valid and effective.