(A) Adoption of redevelopment plan.
(1) Planning Board recommendations. The Township Committee hereby adopts by reference and incorporates the same herein as if set forth at length, the Planning Board's Resolution No. 03-032 and the report incorporated therein. In adopting said recommendations, the Township Committee hereby declares and determines that same meet the criteria, guidelines and conditions set forth at N.J.S.A. 40A:12A-7; that they provide realistic opportunities for redevelopment in said area when combined with other initiatives set forth in this section; and that, when combined with the balance of this section, are otherwise in conformance with the provision of the Local Redevelopment and Housing Law, N.J.S.A. 40A:12A-1 et seq. The Township Committee has received information from the owner of the Echelon Mall and hereby finds that the vacancy rates have increased since the time of the issuance of the report.
(2) Goals and objectives of subject redevelopment area. The Redevelopment and Housing Law provides that no redevelopment project shall be undertaken except in accordance with a redevelopment plan adopted by ordinance. The redevelopment plan is required to indicate "its relationship to definite 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 following are the goals and objectives of the subject redevelopment area:
(a) To create a Town Center Redevelopment Overlay Zone to provide use and design standards for a mixed use development consisting of residential, commercial, office, recreational, civic and related development plans and encourage innovative design and planning in order to promote a revitalization of the area while at the same time, provide the necessary safeguards and buffer to lessen the impact on the surrounding residential developments.
(b) Within the mixed use environment, emphasis will be on improved pedestrian circulation, attractive civic bases, squares, greens and a special sense of community and identity.
(c) To reduce dependence on the automobile by providing living, shopping, employment and recreational opportunities within walking distance, generally located in a compact, mixed-use town center.
(d) To encourage the creation of a principal or main street with sidewalks and public spaces for a variety of commercial, civic, outdoor and pedestrian uses and activities.
(e) Prevent further stagnation of the Echelon Mall and its surroundings.
(f) Facilitate better utilization of the Echelon Mall by taking advantage of existing infrastructure such as public water and sanitary sewer facilities.
(g) Improve the health and welfare and economic well being of the residents of Voorhees and the surrounding region by providing additional tax revenues and other benefits which will lead to improved municipal services and tax stability.
(h) Increase employment opportunities in Voorhees and the surrounding communities.
(3) Zoning ordinance relationship. Where a conflict exists this redevelopment plan shall supercede the applicable sections of the Unified Land Development Ordinance (ULDO) as applied to Block 150.01, Lots 1, 2, 2.01, 3, 3.01, 4, 5, 6, 7, 8, 9, 10 and 11 (hereinafter referred to as "redevelopment area"):
(a) Permitted land uses. The redevelopment area shall contain a mixture of non-residential and residential uses which may be provided in buildings that are either wholly non-residential, wholly residential or a mixture of uses. In the case of a mixed-use building, multi-family dwellings consisting of attached townhouse dwellings, apartments or condominiums shall be provided over shops and other nonresidential uses. Permitted uses in the redevelopment area shall be the following:
1. Professional and business offices and studios.
2. Theaters, clubs, hotels, motels, restaurants, cafeterias, coffee shops and/or cocktail lounges.
3. Banks and other financial establishments.
4. Indoor recreational uses.
5. Public utilities and services necessary for the service of the redevelopment area.
6. Parks, playgrounds, open spaces and outdoor recreational or amusement facilities.
7. Nursery and pre-schools, kindergartens, elementary and secondary schools and child care centers.
8. Medical and dental clinics, nursing homes and hospitals.
9. Fire stations, police stations, post offices and other public and municipal buildings.
10. Parking garages, parking lots and multi-level parking structures when accessory to other permitted uses in the redevelopment area provided that the conditions in § 152.132(P) are met.
11. Shopping centers and retail/ service uses (not including gasoline filling stations).
12. Multi-family dwelling units, limited to apartments, condominiums and attached townhouse dwellings.
13. Houses of worship.
(b) Special mixed use requirement. In no event shall any development in the redevelopment area consist solely of permitted residential uses set forth in division (A)(3)(a) of this section. In addition, the total square footage of permitted residential uses shall not exceed the total square footage of permitted nonresidential uses in the redevelopment area. (The amount of existing non-residential development which will remain in any application for development may be counted toward this requirement).
(c) Phasing. There shall be no phasing limits on non-residential development that is in accordance with an approved site plan for the redevelopment area, subject to the following:
1. No more than 50% of the certificates of occupancy for residential units shall be issued before building permits for at least 25% of the new nonresidential development have been issued. In the case of mixed-use buildings, the gross floor area of the building shall be determined by the uses indicated on the approved site plan.
2. No more than 75% of the certificates of occupancy for residential units shall be issued before building permits for at least 50% of the new non-residential development have been issued. This shall be apportioned in accordance with the same formulas set forth in division (A)(3)(c)1. above.
(d) Density. Residential density shall not exceed 425 units in the total redevelopment area. Residential development and uses shall be limited to an area located east of an imaginary line drawn perpendicular to Somerdale Road, at a point 1,000 feet west of the southwestern corner of the intersection of Somerdale and Echelon Roads as shown on Exhibit A, attached to Ordinance No. 86-06, passed May 22, 2006.
(e) Area and bulk standards. It is the intention of these regulations to accommodate a planned and coordinated development plan for the entire redevelopment area and the area and bulk standards specified herein shall apply in lieu of the standards in § 152.135. Accordingly, the standards below are intended to apply to the entire redevelopment area and nothing herein shall be interpreted to prohibit the subdivision of all or portions of the property or improvements within the redevelopment area; to prohibit the creation of residential or commercial condominiums within the redevelopment area; or to require street frontage or setbacks for said subdivisions or condominiums.
1. Minimum tract size: 50 acres.
2. Building setbacks for redevelopment area boundary only.
A. Minimum setback from perimeter roads.
(i) Along a county right-of-way, the minimum setback shall be:
a. Fifty feet for any residential building opposite a residential building on the opposing side of the street;
b. Fifty feet for any non-residential building opposite a non-residential building on the opposing side of the street provided, however, that an accessory canopy may be located not less than 25-feet from a county right-of-way; and
c. One hundred feet for any non-residential building opposite a residential building on the opposing side of the street.
(ii) Along a local right-of-way, the minimum setback shall be:
a. Twenty-five feet for any residential building opposite a residential building on the opposing side of the street;
b. Twenty-five feet for any non-residential building opposite a non-residential building on the opposing side of the street; and
c. Forty feet for any non-residential building opposite a residential building on the opposing side of the street.
3. Minimum buffer width and location requirement: 25 feet within the setback from any residentially zoned or residentially developed property. Nothing herein shall require the removal of any existing legally non-conforming areas of impervious coverage, which may remain.
4. Maximum height limitation:
A. Buildings that are located less than 150 feet from any perimeter right-of-way: 50 feet and three stories, exclusive of under-building parking.
B. Buildings that are located 150 feet or more from any perimeter right-of-way: 75 feet and five stories, exclusive of under-building parking.
5. Maximum impervious coverage shall be 90%.
6. Minimum parking setbacks shall be 25 feet except where it is an existing condition which may remain.
7. Minimum distance between buildings:
A. Front wall to front wall: 50 feet; and
B. Minimum separation of all other building walls: 25 feet.
8. Maximum building size. No retail store that contains more than 100,000 square feet of gross buildable area at full build-out and which will function as a single retail establishment may be erected or constructed in the area of the redevelopment area located east of an imaginary line drawn perpendicular to Somerdale Road, at a point 1,000 feet west of the southwestern corner of the intersection of Somerdale and Echelon Roads as shown on the Exhibit attached to Ordinance No. 86-06, passed May 22, 2006.
9. Public spaces. For the purposes of this redevelopment plan, public space shall be defined as open space, green areas, plazas or other similar spaces within view of the street or other public place and accessible by pedestrians and which can be occupied by people. The amount of 20 square feet of public space shall be provided in addition to required sidewalks for every 1,000 square feet of gross floor area of the new development. The public space shall be appropriately located so that it is easily accessible to the maximum number of residents and visitors to the development. The configuration of the public space should be so arranged that the connections can be made to existing or future adjacent public spaces where desirable. Portions of the public space should be developed to afford both passive and active recreational opportunities. The usage of public space should be appropriate for but not limited to, the residents of the development.
10. Parking standards:
A. Residential. The required off-street parking spaces for residential uses within the redevelopment area shall comply with the Residential Site Improvement Standards (N.J.A.C. 5:21-1.1 et seq.).
B. Non-residential. The required off-street parking spaces for non-residential development in the redevelopment area shall be not less than four off-street parking spaces per 1,000 square feet of non-residential uses including shared parking provided that at least part of the parking lot containing the off-site shared parking spaces is located within 300 feet of the redevelopment area. Shared parking shall not constitute more than 25% of the required off-street parking. Surface parking shall not exceed 110% of the minimum parking requirements for the particular land use.
C. A maximum of 65% of the land area of the redevelopment area may be used for vehicular access and parking.
D. No parking space shall be less than nine feet wide and 18 feet deep.
11. A maximum of 25% of the land area of the redevelopment area may be utilized for buildings.
12. The multi-family dwellings shall be subject to the following bedroom limitation:
A. Twenty-five percent minimum one bedroom;
B. Sixty-five percent maximum two bedroom. (A two bedroom unit with a home office/den will be subject to the two bedroom unit maximum); and
C. Ten percent maximum three bedroom.
(f) Zone specific design standards.
1. Residential. Each multi-family building including buildings with mixed uses shall have a compatible architectural style with variations and designs to provide attractiveness to the development which shall include consideration of landscaping techniques, building orientation to the site and to other structures, topography, natural features and individual dwelling unit design, such as varying unit widths, staggering unit setbacks, providing different exterior materials, changing roof lines and roof designs, altering building heights and changing types of windows, shutters, doors, colors and vertical or horizontal orientation of the facade, singularly or in combination of each building.
2. Non-residential. The design standards required for non-residential development in the ULDO shall not apply in the redevelopment area and are replaced with the design standards contained herein.
3. Vehicular circulation. There shall be at least one major boulevard provided within the redevelopment area that shall accommodate shopping and other residential, recreational and public activity. There shall be other street connections within the redevelopment area to accommodate and promote efficient circulation between the mixture of uses that are allowed in the redevelopment area. The limitations in § 154.010(B) on the number of entrance drives and their length, exclusive of maneuvering areas for parking, shall not be applicable upon a showing by the applicant and a finding by the reviewing board that no unsafe conditions are created.
4. Pedestrian access. In order to promote direct, convenient, attractive, safe and a comfortable system of pedestrian facilities and amenities, the following shall apply:
A. Each building shall have at least one primary entrance facing the street or which is directly accessed by a sidewalk or plaza within 20 feet of the primary entrance. Buildings such as supermarkets, daycare centers, and other free-standing commercial uses that require direct access to the parking lot shall be excused from this requirement, provided that pedestrian access is provided to the redevelopment area and to adjacent portions of the TC District.
B. Building entrances shall open directly to the outside; every building shall have at least one entrance that does not require passage through a parking lot or garage to gain access and corner buildings shall have corner entrances whenever possible. Although exterior entrances shall be provided for all buildings, individual nonresidential establishments or residential flats may have access to interior corridors or enclosed malls.
C. Sidewalks and/or plazas shall be provided with appropriate pedestrian amenities such as street tree well cutouts, space for outdoor seating, waiting areas, trash receptacles, benches, light posts, water features, fountains and other such amenities shall be provided.
D. Except for the exemptions provided in division A. above, parking and vehicle drives shall be located away from building entrances and not between a building entrance and the street except as may be allowed when a direct pedestrian connection is provided from the sidewalk to the building entrance.
E. Surface parking shall be oriented behind or to the side of the building when appropriate.
F. There shall be a system of pedestrian linkages or walkways designed to accommodate the mixture of uses provided in the redevelopment area.
5. Outdoor storage. No products, materials, supplies, equipment, goods or other items shall be stored or displayed outside the confines of any building or permanent structures in the redevelopment area except restaurant outdoor seating, approved garden centers sales areas and areas used for temporary seasonal outdoor sales. No permanent trailers or storage containers may be located on any property within the redevelopment area. Nothing in this section shall be construed to prohibit residential storage areas when accessory to a dwelling unit or existing commercial storage areas provided, however that no sheds shall be allowed in the redevelopment area.
6. Commercial tractor-trailer parking. Commercial tractor-trailers other than moving vans, may only be parked in a designated loading area during the course of making a delivery or loading goods for transport.
7. Architectural compatibility. All development shall be constructed in accordance with an overall architectural plan such that the facades, roof lines, architectural detail and landscaping of each building shall be compatible with all existing or proposed buildings on the site. The applicant shall submit architectural drawings showing the overall unified architectural theme of the redevelopment area. This may be in the form of illustrations and sketches. Consistent therewith, there shall be a consistent architectural theme or combination of styles, architectural elements and details. All buildings shall relate generally to the established architectural theme, including signs, light posts and other site elements. All buildings shall be harmoniously related to each other and the existing and proposed road networks as well as the public spaces and other civic spaces.
8. Utilities. All utilities servicing the redevelopment area shall be located underground.
9. Mechanical screening. All mechanical equipment whether placed on the ground, roof or other location, shall be screened from the ground level view with an acceptable material compatible with the architectural scheme of the development.
10. Trash enclosures. Refuse storage areas shall be suitably located and arranged for access and ease of collection and shall not be a part of, restrict or occupy any parking isle and shall not be located further than 300 feet from an exterior entrance to any building which it is intended to serve and shall be screened from ground view and shall otherwise be in accordance with the Township design standards for trash enclosures.
11. Conditions. The Reviewing Board may waive any of the zone specific design standards when necessary to accomplish the overall goals and objectives of this redevelopment plan.
(g) Buffer and landscape design standards. The buffer and landscape design standards of the ULDO may be modified by the Reviewing Board to accomplish the intent of a mixed-use town center and when necessary, to accommodate existing site conditions. In particular, the Reviewing Board may waive or modify the special buffer provisions between large-scale non-residential and residential uses as provided for in § 154.006(A)(8). In addition, the parking lot landscaping requirements of § 154.006(B)(8) and § 154.010(B) shall be viewed in the context of the entire development. Well- landscaped parking facilities shall be created, but the required landscaping shall be determined by the Reviewing Board in the context of the overall landscape plan and not according to any predetermined formulas. The compensatory planting requirements specified in § 154.006(E)(1) and (2) may be modified by the Reviewing Board in consideration of the preservation of existing mature landscaping in the redevelopment area.
(h) Lighting. The lighting standards of the ULDO may be modified by the Reviewing Board to accomplish the intent of a mixed-use town center and when necessary to accommodate existing site conditions. Existing non-conforming lighting fixtures shall be permitted to remain.
(i) Signage. The sign standards of the ULDO shall apply.
(j) Site plan and subdivision. Chapter 156 of the ULDO shall apply including the requirement that the applicant for development shall supply an environmental impact report and traffic studies as are required in the ULDO. The traffic study shall contain a comprehensive analysis of all roadways and intersections that will be impacted as a result of the development in the redevelopment area as well as the internal pedestrian and traffic circulation patterns and access to and from the redevelopment area. In the event the traffic studies, in the opinion of the Reviewing Board's professionals, require traffic improvements as a result of development in the redevelopment area, the applicant shall be required to pay its fair share cost of those improvements resulting from development in the redevelopment area. The applicant shall be required to modify its plan to the extent that the Reviewing Board determines that the development of the redevelopment area may cause or tend to cause an unsafe traffic condition.
(k) Fiscal impact statement. The applicant for development shall provide a fiscal report estimating the demand on the municipal services to be generated by the development and any financial impacts to be faced by the Township or the local and regional school districts as a result of the development including a projection of tax revenues for the Township, local and regional school districts, fire district and county according to a projected timing schedule for completion of the development shall be provided by the applicant for development.
(l) Timing schedule. The applicant for development shall provide a proposed timing schedule including the terms and conditions intended to protect the interests of the public and the residents and non-resident occupants of any section of the development prior to completion of each section as well as prior to completion of the entire development. Each section of the development shall coordinate the applicant's interest with the public interest and such things as the size of each phase, financing costs, bonding and mixed uses with logical infrastructure improvements that function properly at the end of each section. Logical infrastructures shall include, but not be limited to, the water distribution system and fire hydrants, sewage collection and treatment system, coordinated on-site circulation systems, off-tract road improvements, dedicated open space, and stabilized soil and stormwater control facilities.
(m) Affordable housing. Any development shall meet the COAH Round III Growth Share Obligation for Affordable Housing. In accordance with COAH regulations, these obligations shall be computed only upon the increases in residential and non-residential use.
(n) Compliance with ULDO. All other requirements of the ULDO not inconsistent herewith shall apply.
(o) Community and recreation uses. The applicant shall provide for community and recreation uses. This includes but is not limited to public gathering areas and facilities for public activities which are generated or could be generated by the proposed development. In addition to providing spaces for these activities, ways and means shall be provided for pedestrian linkages between these uses and the public areas. Acceptable recreation and open space facilities may include but are not limited to jogging and biking paths, playgrounds, parks, courts, interpretive trails, sidewalks, multi-purpose fields, amphitheaters, gazebos, seating areas and plazas. The design and location of these facilities shall be consistent with the overall development of the redevelopment area. In lieu thereof, the Reviewing Board may require that the applicant contribute a sum equal to $2 per square foot of the gross area for the proposed square footage of non-residential development that is the subject of the application and $1,000 for each dwelling unit that is the subject of the application. Any existing construction being demolished, renovated or refurbished shall not be credited towards or assessed against the contribution. The contribution shall be made at the time of the issuance of building permits and for an amount equal to that required for the gross floor area for which the building permit is issued.
(p) Special event permit. In furtherance of the goals of the Redevelopment Plan to promote the use of a main street with sidewalks and public spaces for a variety of commercial, civic, outdoor and pedestrian uses and activities in order to encourage pedestrian activity and create a special sense of community and identity, a special event permit may be issued by the Voorhees Township Zoning Officer, subject to the review and approval of such other Township departments and/or officials as may be necessary to ensure the health, safety and general welfare of the participating public as provided for herein.
1. A special event permit may be issued for special events such as, but not limited to, the following:
a. Movie nights;
b. Theme events;
c. Community parades;
d. Automobile shows and/or displays;
e. Street festivals, with or without alcohol;
f. Outdoor markets;
g, Charitable sporting events, such as walks or runs;
h. arts and/or crafts shows; and
i. temporary specialized sales, such as Christmas tree sales.
2. At least ten business days before the commencement/start date of any proposed special event, an applicant seeking a special event permit shall submit the following application and/or documentation to the Voorhees Township Zoning Office for review by the Zoning Officer:
a. Zoning permit application, along with the required fee therefor, in the name of the business and/or group organizing the proposed special event;
b. Name, address and contact information for all businesses, groups and/or contractors/subcontractors participating in and/or providing services for the proposed special event;
c. A sketch and/or plan showing the location of the proposed special event and such other information requested by the Zoning Officer;
d. All date(s) of the proposed special event and, for each such date, the proposed starting and ending times on each day of the event;
e. Proof of compliance with the requirements, if any, of any state, county or other local governmental agency with jurisdiction over the type of special event proposed by the applicant;
f. A security and parking plan for the event; and
g. Evidence that the applicant has notified all property owners within the Town Center Redevelopment Overlay Zone and, for a special event on Town Center Boulevard, all commercial tenants located thereon as required below.
3. All special events and/or special event permittees shall comply with the following:
a. The maximum length of any special event permit shall not exceed two consecutive weeks;
b. special events shall occur only between the hours of 10:00 a.m. to 10:00 p.m., Monday through Saturday, and 10:00 a.m. to 8:00 p.m. on Sundays;
c. All applicants shall be responsible for providing written notice of the applicant's intent to apply for a special event permit to all property owners within the Town Center Redevelopment Overlay Zone and, for a special event on Town Center Boulevard, all commercial tenants located thereon. The notice required by this section shall be provided at least three business days before the applicant files an application for a special events permit with the Zoning Office and proof thereof shall be submitted with the application. The notice required by this section shall include the type of special event proposed and the location, date(s) and time(s) of the proposed special event and shall indicate the date upon which the special event permit application will be filed with the Voorhees Township Zoning Office;
d. The permittee shall be solely responsible for providing trash and sanitary facilities for the length of any special event and shall be solely responsible for all trash removal and sanitary facility clean-up during and after the event;
e. The permittee shall be solely responsible for providing security during the special event; and
f. The permittee shall comply with all other requirements of the Voorhees Township Code and the Unified Land Development Ordinance except to the extent inconsistent herewith.
4. No special event permit shall be issued unless the Zoning Officer finds:
a. All submission requirements set forth herein have been satisfied;
b. The notice requirement set forth herein has been satisfied;
c. The issuance of any such permit for any one or more special event(s) will not create a health or safety issue or create the potential of an undue burden on any municipal, county and/or volunteer emergency management services; and
d. The applicant does not have a negative history with respect to any prior special event permit application and/or special event operated by the applicant and/or any principals thereof.
(4) Deviations from provisions of redevelopment plan. The Planning Board shall review and retain jurisdiction over applications requiring relief for deviations, other than with respect to permitted uses, from this redevelopment plan or other Township development ordinances. Accordingly, an amendment to the redevelopment plan shall not be necessary if the applicant for development desires to deviate from the bulk provisions or design standards set forth in this redevelopment plan or the pertinent sections of the ULDO or other Township development ordinances. All requests for such relief shall be made to the Planning Board accompanied by a complete application for development as otherwise required by the ULDO. Decisions on such requests shall be made in accordance with the legal standards set forth in N.J.S.A. 40:55D-70c. in the case of requests for relief from zoning standards, and in accordance with the legal standards set forth in N.J.S.A. 40:55D-51 in the case of requests for relief from design standards.
(5) Master plan relationship.
(a) State Plan. This redevelopment plan is in concert with the intentions and policy objectives articulated for the Metropolitan Planning Area (PA1) of the State of New Jersey Development and Redevelopment Plan, within which the redevelopment zone is situated, to the extent that the plan promotes revitalization within a compact core, retention of the existing business as well as attraction of new business, stabilization of an older suburb, and protection of the character of an existing stable community. A number of other principles of the State of New Jersey Development and Redevelopment Plan will be fulfilled by this redevelopment plan including but not limited to the prevention of pollution through a more efficient, mixed-use development, revitalization of an existing community, conservation of resources by increasing development in already built areas while protecting the character of those areas by imposing upgraded design standards.
(b) County Plan. Camden County does not maintain a County Master Plan.
(c) Voorhees Township Master Plan. This redevelopment plan is consistent with the Township Comprehensive Master Plan and subsequent updates thereto, as the plan supports the planning policy goals of promoting economic vitality through the encouragement of an appropriate mix of residential and non-residential uses, and improvement of the community tax base through the creation of new commercial uses realized in part from the provision of economic enhancement opportunities. The Township Comprehensive Master Plan and subsequent updates thereto also call for a re-evaluation of the design standards for the Town Center Zone and for consideration of a new overall planning imperative which would include traditional neighborhood design concepts and standards.
(6) Amendment to the zoning district map. The Voorhees Township Zoning District Map is hereby amended to indicate that the redevelopment area shall have the designation of "Town Center Redevelopment" overlay.
(B) Powers and authority of Township in furtherance of redevelopment plan. The Township Committee shall have and be entitled to, and is hereby vested with, all powers and authority available to it in furtherance of the goals and purposes of this redevelopment plan. The Township Committee is specifically empowered with, and authorized to undertake, all such actions, proceedings, and undertakings as set forth at N.J.S.A. 40A:12A-1 et seq., including by way of example and not by way of limitation, those powers set forth at N.J.S.A. 40A:12A-8, 40A:12A-9, 40A:12A-10, 40A:12A-13, 40A:12A-22, 40A:12A-27, 40A:12A-37, 40A:12A-38, 40A:12A-39, et seq. When necessary for the implementation of this redevelopment plan, the Township Committee shall also have the power to enter into a contract with a redeveloper for any construction or other work forming a part of this redevelopment plan. In such an event, the redeveloper shall agree to retain an interest in the project until the completion of construction and development of the specific project. All mandatory requirements set forth in N.J.S.A. 40A:12A-1 et seq., and specifically those set forth in N.J.S.A. 40A:12A-9 are specifically incorporated herein by reference.
(C) Time limits. The redevelopment plan shall be fully implemented within ten years from the date of the adoption of this redevelopment plan by the Township Committee. Any termination of this redevelopment plan shall in no way permit the land or structures in the redevelopment area to be restricted on the basis of race, creed, color, gender, marital status, age, handicap, family status, ancestry or national origin.
(D) Annual reports. Pursuant to the requirements of N.J.S.A. 40A:12A-43, the Township shall submit an annual report to the Commissioner of the Department of Community Affairs of the State of New Jersey indicating the name, location, and size of all projects undertaken in the redevelopment area.
(E) Additional statutory requirements. As set forth below, the Town Center Redevelopment Plan is in full compliance with state statutes.
(1) Definitions. The definitions provided for in N.J.S.A. 40A:12A-3 are incorporated into this redevelopment plan by reference.
(2) Discrimination ban. No covenant, lease, conveyance or other instruments shall be executed whereby land or structures within the redevelopment area are restricted upon the basis of race, creed, color, gender, age, handicap, family status, ancestry or national origin.
(3) Pre-existing approvals. Any plans approved by the Township or its agencies prior to the adoption of this redevelopment plan shall not be subject to the requirements of the redevelopment plan.
(4) Relationship of definite local objectives. The Town Center Redevelopment Plan is a comprehensive plan that includes a complete description of the relationship of the plan to the definite local objectives as to appropriate land uses.
(5) Proposed land uses and building requirements. The redevelopment plan includes maps and provisions sufficient to describe the land uses and building requirements within the redevelopment area.
(6) Relationship to other plans. The Town Center Redevelopment Plan contains text sufficient to describe its relationship to the State and Municipal Master Plans. In addition, this redevelopment plan shall have no detrimental effect on the master plans of contiguous municipalities or the State Development and Redevelopment Plan.
(7) Relationship of Municipal Land Use Law. The Town Center Redevelopment Plan describes its relationship to the Municipal Land Use Law directly and as may be incorporated in the ULDO.
(8) Relocation provision. No residential occupancy relocation is proposed in this redevelopment plan.
(F) Procedures for amending the plan. This plan may be amended or revised from time to time in accordance with the requirements of law, provided that, when the revision or amendment materially affects an owner with an interest in the redevelopment area, the Township holds public hearings with notice to owners whose interest therein is materially affected. Procedures for amending the plan shall be as regulated in the Local Redevelopment and Housing Law (N.J.S.A. 40A:12A-7).
(G) Escrow agreement. The redeveloper and the Township shall enter into an escrow agreement providing for a reimbursement to the Township for all fees and costs previously incurred or to be incurred by the Township for the preparation and adoption of this redevelopment plan including but not limited to attorney's fees, planner's fees, costs of noticing, publication and advertising and all other fees and costs incident thereto.
(Ord. 86-06, passed 5-22-06; Am. Ord. 289-16, passed 10-17-16)