What is an area in need of rehabilitation?
A delineated area may be determined to be in need of rehabilitation if the governing body of the municipality determines by resolution that a program of rehabilitation, as defined in section 3 of P.L.1992, c.79 (C.40A:12A-3), may be expected to prevent further deterioration and promote the overall development of the community.
Under the Local Redevelopment Housing Law an Area may be declared an “area in need of rehabilitation” if it meets one of six criteria found in NJSA 40A:12A-14a.
Heyer, Gruel & Associates (The Township’s Planner for Special Projects) produced a “Township of Bordentown Rehabilitation Study” which found that roughly 84.1% of the area of the Township met at least one of the aforementioned criteria.
The Township Committee therefore passed Resolution 2018-295-15 designating those areas as “Areas in Need of Rehabilitation”. A copy of the resolution and the rehabilitation study can be found here.
What is a redevelopment plan?
A redevelopment plan is a plan adopted by the governing body of a municipality for the redevelopment or rehabilitation of all or any part of a redevelopment area, or an area in need of rehabilitation. The plan shall provide for its relationship to local objectives; proposed land uses and bulk requirements; provisions for temporary and permanent relocation of residents in project area whom have been displaced through eminent domain/condemnation; identification of any property to be acquired in accordance with the plan; any significant relationship to master plans to contiguous municipalities, the master plan of the county and the State Development and Redevelopment Plan; an inventory of all low- and moderate- income households affordable housing units (as defined pursuant to section 4 of P.L. 1985 c.222 (C.52:27D-304) to be removed as a result of the implementation of the plan; a plan for provision, through new construction or substantial rehabilitation of one comparable, affordable replacement housing unit for each affordable housing units that has been occupied at any time within the last 18 months, that is subject to affordability controls and that is identified as to be removed as a result of implementation of the Redevelopment Plan; and the location of electric vehicle charging infrastructure within the Plan area.
Is the Bordentown CrossRoads Redevelopment Plan Area a designated “area in need of redevelopment”?
No. The Bordentown CrossRoads Redevelopment Plan Area is a designated area in need of rehabilitation for which a redevelopment plan may be written in accordance with the Local Redevelopment and Housing Law.
Does the Bordentown CrossRoads Redevelopment Plan allow for the use of eminent domain powers?
No. The Plan is for an area in need of rehabilitation, which does not allow for the use of eminent domain powers. All property acquisition shall be undertaken via private transactions.
Are there any housing units subject to affordability controls located within the Bordentown CrossRoads Redevelopment Plan Area?
No. There are no such units located within the Plan Area.
What is the process for adopting a redevelopment plan?
Once a redevelopment plan has been written the Township Committee introduces the plan at a Township Committee meeting. The introduction of the plan is referred to as “first reading”. Once the plan has been introduced it is forwarded to the Planning Board to be reviewed for consistency with the Master Plan. The Planning Board has 45 days to report back to the governing body with a report or resolution containing any inconsistencies of the plan with the Master Plan and any recommendations regarding such inconsistencies and any other matters as the Board deems appropriate.
The Township Committee shall then hold a public hearing often referred to as “second reading.” The Township Committee shall review the report and may approve or disapprove or change any recommendation by a vote of a majority of its full authorized membership and shall record in it’s minutes the reasons for not following the recommendations.
How does a redevelopment plan differ from traditional zoning regulations?
While both are ordinances adopted by the Township committee, a redevelopment plan is tailored to a specific area with area specific land uses; bulk regulations; performance standards; and other items found within which may not be found in a municipality’s zoning ordinance.
What is the base zoning district for the properties located in the Bordentown CrossRoads Redevelopment Plan Area?
Under the current zoning regulations these properties are located in the GC-I: General Commercial Zoning District.
What are the current permitted uses in the GC-I General Commercial Zoning District?
- Banks, including drive-in facilities.
- Retail sales of goods and services.
- Offices and office buildings with multi-tenant space.
- Restaurants, bars and taverns.
- Wholesale distribution centers and warehouses
- Child care centers for which, upon completion, a license is required from the Department of Human Services pursuant to N.J.S.A. 30:5B-1 et seq.
- Professional Offices or Office Buildings in the GC-I District only, as Conditional Uses under N.J.S.A. 40:55D-67 (see Section 25:601 for standards).
- Service stations as Conditional Uses under N.J.S.A. 40:55D-67 (see Section 25:601 for standards).
- Public utility uses as Conditional Uses under N.J.S.A. 40:55D-67 (see Section 25:601 for standards).
- Billboards as Conditional Uses under N.J.S.A. 40:55D-67 (see Section 25:601 for standards).
- Personal service establishments as a conditionally permitted use in the GC-I Zoning District in accordance with the provisions contained in N.J.S.A. 40:55D-67 (see § 25.601 for standards).
- Film and Digital Media Production
What are the uses permitted in the Bordentown CrossRoads Redevelopment Plan Area?
- Wholesale Distribution Centers and Warehouses no larger than 190,000 sf in gross floor area
- Professional, Medical, and General office uses
- Research and Development offices and laboratories
- General business and sales offices
- Film and Digital Media Production
Are the uses permitted in the Bordentown CrossRoads Redevelopment Plan Area currently already permitted in the GC-I zoning district?
Yes. The Bordentown CrossRoads Redevelopment Plan permits uses which are already permitted uses in the GC-I zoning district with additional standards not found in the Land Development Ordinance.
Do the uses and regulations found in the Bordentown CrossRoads Redevelopment Plan supersede the regulations found in the Bordentown Township Zoning and Land Development Ordinance?
Yes. Unless otherwise noted in the Plan.
A copy of the Bordentown CrossRoads Redevelopment Plan can be found here.
Are the regulations found within Bordentown CrossRoads Redevelopment Plan largely stricter than the regulations found in the GC-I Zoning District and the Township Land Development Ordinance?
Yes. Adopting a redevelopment plan allows for the Township to require enhanced buffers; enhanced landscaping; sustainability measures; enhanced architectural design criteria; additional submission requirements and other items which are not at the Townships disposal under the regulations of the GC-I zoning district and land development ordinance. A table summarizing the differences can be found here.