I. INTRODUCTION
A. Purpose
In N.J.S.A. 40A:12A-7a., the Redevelopment and Housing Law (RHL) provides "[n]o redevelopment project shall be undertaken or carried out except in accordance with a redevelopment plan adopted by ordinance of the municipal governing body, upon its finding that the specifically delineated project area is located in an area in need of redevelopment or in an area in need of rehabilitation, or in both..." The Township of Maple Shade plans to undertake redevelopment activities within the redevelopment area delineated in a preliminary investigation establishing a parcel known as Block 64, Lot 7 as a redevelopment area.
Pursuant to the resolution of authorization adopted by the Township Council of the Township of Maple Shade on ¬October 7, 2009 the Township of Maple Shade Planning Board prepared a "Preliminary Investigation, Area in Need of Redevelopment" (Investigation). On October 28, 2009, the Planning Board held a hearing for public comment and input regarding the Investigation and adopted a resolution recommending the establishment of Block 64, Lot 7 as a redevelopment area in Township of Maple Shade. On November 4, 2009, the Township Council adopted a resolution establishing the area delineated in the Investigation to be a redevelopment area.
Subsequent to determining the area delineated in the Investigation to be a redevelopment area, the Township Council prepared this Redevelopment Plan (Plan) according to the requirements set forth in N.J.S.A. 40A:12A-1 et seq. Upon approving and adopting the Plan, the Township Council of the Township of Maple Shade will designate itself as the Redevelopment Entity pursuant to the provisions set forth in N.J.S.A. 40A:12A-1 et seq.
B. Definitions
The following definitions, which are set forth in N.J.S.A. 40A:12A-3 of the RHL, are pertinent to this redevelopment plan:
Redevelopment -- means clearance, replanning, development and redevelopment; the conservation and rehabilitation of any structure or improvement, the construction and provision for construction of residential, commercial, industrial, public or other structures and the grant or dedication of spaces as may be appropriate or necessary in the interest of the general welfare for streets, parks, playgrounds, or other public purposes, including recreational and other facilities incidental or appurtenant thereto, in accordance with a redevelopment plan.
Redevelopment area or area in need of redevelopment -- means an area determined to be in need of redevelopment pursuant to sections 5 and 6 of P.L.1992, c.79 (C.40A:12A-5 and 40A:12A-6)... a redevelopment area may include lands, buildings, or improvements which of themselves are not detrimental to the public health, safety or welfare, but the inclusion of which is found necessary, with or without change in their condition, for the effective redevelopment of the area of which they are a part.
Redevelopment Plan -- means 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, which plan shall be sufficiently complete to indicate its relationship to definite municipal objectives as to appropriate land uses, public transportation and utilities, recreational and municipal facilities, and other public improvements; and to indicate proposed land uses and building requirements in the redevelopment area or area in need of rehabilitation, or both.
Redevelopment Project -- means any work or undertaking pursuant to a redevelopment plan; such undertaking may include any buildings, land, including demolition, clearance or removal of buildings from land, equipment, facilities, or other real or personal properties which are necessary, convenient, or desirable appurtenances, such as but not limited to streets, sewers, utilities, parks, site preparation, landscaping and administrative, community, health, recreational, educational, welfare facilities.
Rehabilitation -- means an undertaking, by means of extensive repair, reconstruction or renovation of existing structures, with or without the introduction of new construction or the enlargement of existing structures, in any area that has been determined to be in need or rehabilitation or redevelopment, to eliminate substandard structural or housing conditions and arrest the deterioration of that area.
C. Organization of Redevelopment Plan
The redevelopment plan is presented as the following sections:
1. Identification of redevelopment area
a. Identification of properties
b. General description
2. Redevelopment plan outline
a. Relationship to local objectives
b. Proposed land uses and building requirements
c. Temporary/permanent resident relocation
d. Identification of proposed property acquisitions
e. Relationship to intergovernmental planning
3. Affordable housing provisions
4. Relationship to municipal development regulations
5. Local master plan consistency
II. IDENTIFICATION OF REDEVELOPMENT AREA
A. Identification of Properties
The following properties identified by block and lot numbers as assigned by the Tax Assessor of the Township of Maple Shade are located within the proposed redevelopment area:
Block Number Lot Number
64 7
Map No. 1 graphically portrays the foregoing block and lot number based on Township tax map sheet no. 6.
B. General Description
The redevelopment area, which is known as the Block 64, Lot 7, is located in the western portion of the Township and fronts along Terrace Avenue in the vicinity of the northeastern corner of West Main Street and Terrace Avenue. The site, which measures 50 feet wide by 150 feet long (based on Maple Shade tax map sheet no. 6), is vacant with tree stumps and brush. North and west of the site are single-family residential dwellings. East and south of the site is a redevelopment area designated by the Township of Maple Shade Council. The adjacent redevelopment area comprises a large, mostly vacant dilapidated building and deteriorating site. Also to the south at the corner of West Main Street and Terrace Avenue are an office building and a restaurant with apartments, both of which are not designated redevelopment areas.
III. REDEVELOPMENT PLAN OUTLINE
A. Introduction
In N.J.S.A. 40A:12A-7a., the RHL requires all redevelopment plans to "include an outline for the planning, development, redevelopment, or rehabilitation of the project area..." The RHL requires the outline to indicate the following information:
1. The relationship of the redevelopment plan to definite local objectives;
2. The proposed land uses and building requirements in the redevelopment area;
3. Adequate provision for temporary and permanent relocation of residents from a project in the redevelopment area, as necessary;
4. The identification of property located in the redevelopment area which is to be acquired according to the redevelopment plan; and
5. The relationship of the redevelopment plan to intergovernmental planning.
This section of the redevelopment plan provides an outline that includes the foregoing requirements.
B. Relationship to Local Objectives
N.J.S.A. 40A:12A-7a.(1) requires the redevelopment plan to indicate:
Its relationship to definite local objectives as to appropriate land uses, density of population, and improved traffic and public transportation, public utilities, recreational and community facilities and other public improvements.
The Township of Maple Shade Planning Board reexamined the master plan for the Township of Maple Shade and adopted a master plan amendment in 2006.
1. Master Plan Reexamination Report New Policies
The reexamination report provided the following new policies for the Township’s planning, development and land use programs:
a. Maple Shade Township will support efforts that are directed towards strengthening its commercial and industrial tax base, as well as those efforts needed to enhance the viability of existing businesses.
b. Maple Shade Township will support initiatives that provide for a traditional look and feel throughout all areas of the community. These efforts will be directed at preserving established residential and commercial neighborhoods by applying established, [sic] innovative techniques that bring about good civic design and integrated design for the municipality’s residential, commercial and industrial uses…
c. Maple Shade Township will support efforts to protect residential neighborhoods from excessive on-street parking and non-local traffic. Maple Shade Township will also support efforts to preserve a neighborhood’s traditional look, as well as its environmental and historical assets.
d. Maple Shade Township will support those efforts needed to bring about safe and efficient movement of both people and goods, as the community is further developed and redeveloped in accordance with the Township Master Plan…
e. Maple Shade Township will support those efforts needed to provide adequate access for emergency vehicles and personnel in all development and redevelopment projects.
f. Maple Shade Township will support those efforts aimed at achieving sustainable development via the approaches advocated by Smart Growth planning in order to derive the related benefits for both our community and the region.
g. Maple Shade Township will support processes designed to evaluate the regulations that govern development and zoning in order to encourage redevelopment opportunities.
h. Maple Shade Township will support efforts to make its development regulations and zoning ordinances consistent with its Master Plan. In particular, development regulations and zoning ordinances should be updated to encourage redevelopment initiatives and to bring about a balanced tax base, with both of these goals providing an emphasis on strengthening commercial and industrial uses.
i. Maple Shade Township will support efforts that attract a mix of high quality stores and services for the downtown business district to support the needs of the community.
j. Maple Shade Township will support local business initiatives that strengthen local businesses and the municipal commercial/industrial tax base.
The following discussion explains the relationship of the redevelopment plan to the foregoing policies:
a. The redevelopment plan provides for redeveloping Lot 7 in Block 64 as a commercial use or a land use that supports commercial uses, e.g., parking lot associated with a commercial use. Providing for such uses strengthens Maple Shade’s tax base in the downtown business district.
b. The redevelopment plan requires that the development of Lot 7 to be aesthetically pleasing with traditional architecture and proper buffering and screening for adjacent residential uses.
c. The redevelopment plan permits Lot 7 to be used as an off-street parking lot that will lessen the burden for on-street parking along Terrace Avenue and West Main Street.
d. The redevelopment plan requires any parking lot that is built on Lot 7 to be designed that facilitates safe ingress and egress for vehicles and pedestrians.
e. The redevelopment plan supports smart growth planning principles by encouraging infill development in the downtown business district of Maple Shade.
f. The redevelopment plan sets forth regulations that foster development and redevelopment in the downtown business district. In addition, the plan bulk and design regulations for developing Lot 7 with a parking lot.
g. The redevelopment plan provides regulations that encourage a mix of commercial uses that meet the needs of the community.
h. The redevelopment plan encourages a mix of commercial uses in the downtown business district that strengthen the local commercial tax base.
2. Master Plan Reexamination Report Goals and Objectives
The reexamination report recommended the new general goals and objectives for the master plan. The following summary indicates how the redevelopment plan addresses these goals and objectives:
a. Commerce and Industry:
Goal: To bring about a fiscally beneficial mix of retail, office and industrial uses to achieve economic strength and stability in the municipal tax base, while maintaining community character and promoting municipal health and safety.
Redevelopment Plan – The plan encourages the expansion of the Downtown Business District to include Block 64, Lot 7, and by doing so the plan enhances the opportunity to diversify and strengthen the commercial tax base.
Objective: To encourage retail development and redevelopment along transportation routes.
Redevelopment Plan – The plan encourages commercial development along and in the vicinity of West Main Street which is County Route 537.
Objective: To encourage increased utilization of existing office, industrial and commercial [emphasis added] areas.
Redevelopment Plan – The plan encourages increased utilization of the existing Downtown Business District by adding Lot 7.
Objective: To encourage support and provide for increased opportunities for the development and the redevelopment of the Downtown Business District (DBD). Identify the nature and character of appropriate businesses as a means to improving the appearance and quality of the DBD area.
Redevelopment Plan – The plan encourages the development of Lot 7 with commercial uses that are permitted in the DBD and a parking lot that supports commercial uses in the DBD.
Objective: To strengthen ordinances requiring business property maintenance, including landscaping, the on-site storage of materials and the general upkeep of buildings.
Redevelopment Plan – The plan requires Lot 7 to be developed with appropriate landscaping that provides a buffer to adjacent residential uses.
b. Redevelopment:
Goal: To redevelop areas which qualify under the New Jersey Local Redevelopment and Housing Law.
Redevelopment Plan – The plan complies with the requirements and provisions of New Jersey Local Redevelopment and Housing Law.
Objective: To promote redevelopment projects that provide economic benefits for the entire community, through the planning, design and redevelopment of designated areas that are vacant or underutilized.
Redevelopment Plan – The plan provides for the development of Lot 7 in Block 64 which is a vacant parcel located next to the Downtown Business District.
Objective: To create a secure environment in redevelopment areas for residents, shoppers and workers, and by encouraging pedestrian usage during daytime, evenings and weekends.
Redevelopment Plan – The plan requires the development of Lot 7 to provide sufficient lighting to create a safe environment for pedestrians and motorists. It requires the design of any parking on the lot to provide safe ingress and egress.
Objective: To encourage diversity and choice in redevelopment areas by promoting varying business opportunities.
Redevelopment Plan – The plan utilizes the Downtown Business District zoning to provide for a mix of permitted uses and adds a parking lot as permitted use in order to diversify the opportunities for developing Lot 7.
Objective: To create a flexible approach to redevelopment that will be responsive to changing market conditions.
Redevelopment Plan – The plan allows for a diverse mix of permitted uses on Lot 7 as mentioned above.
Objective: To improve traffic related and signage systems to ease orientation and access to and from redevelopment areas, while providing adequate parking and pedestrian improvements.
Redevelopment Plan – The plan permits the lot to be used as a parking lot that must be properly landscaped and lighted.
Objective: To encourage redevelopment through cooperation with building and property owners while achieving the design goal and objectives in Maple Shade Township.
Redevelopment Plan – The plan echoes the reexamination report’s objective to encourage redevelopment through cooperation with building and property owners in order to achieve the master plan’s goals and objectives.
c. Transportation:
Goal: To provide for the orderly, efficient and safe movement of people and goods throughout the Township.
Redevelopment Plan – The plan provides for the opportunity to development Lot 7 as a parking lot that will provide off-street parking for patrons of an adjoining commercial use in the Downtown Business District.
Objective: To promote pedestrian walkway systems and bicycle pathways throughout the community, particularly that connects residential neighborhoods with places of business.
Redevelopment Plan – The plan requires an adequate sidewalk system that connects the development of Lot 7 to the Downtown Business District and adjacent residential neighborhood.
In essence, the Township of Maple Shade has made the finding that there is a need to redevelop and revitalize Lot 7 in Block 64, and in doing so, the Township of Maple Shade has prepared this redevelopment plan for that express purpose.
C. Proposed Land Uses and Building Requirements
N.J.S.A. 40A:12A-7a.(2) requires the redevelopment plan to indicate:
Proposed land uses and building requirements in the project area.
The redevelopment plan adopts and incorporates Chapter 205 “Zoning” of the Township of Maple Shade ordinances as well as Chapters 22 “Land Use Procedures,” 160 “Sewers,” 174 “Stormwater Control,” 175 “Streets and Sidewalks,” 178 “Subdivisions and Site Plans” and 200 “Water” and all other applicable chapters of the ordinance.
According to Chapter 205, the redevelopment area is zoned R-2 Residential District (Map No. 2).
The redevelopment plan changes the zoning designation for the redevelopment area from R-2 to DB Downtown Business District. All zoning provisions of the DB District (permitted uses, conditional uses, prohibited uses, bulk requirements, etc.) shall apply to redevelopment area.
In addition to the provisions of the DB District, the following land use and development regulations shall apply to the redevelopment area:
Permitted Principal Use
Parking lots that support commercial businesses in the DB District.
Setback Requirements for Parking Lots as a Principal Use
1. Minimum Front Yard Setback shall be 10 feet from the right-of-way line.
2. Minimum Side Yard Setback shall be provided as follows:
a. Side Yard that abuts a residential zone shall be at least 5 feet from the property line.
b. Side Yard that abuts a commercial zone shall be at least 2 feet from the property line
3. Minimum Rear Yard Setback shall be 5 feet from the property line.
Maximum Impervious Coverage for Parking Lots as a Principle Use
The impervious coverage shall not exceed 85% of the area of the parcel of land.
Design of Parking Lots as a Principle Use
1. The design of parking lots as a principle use shall comply with Section 205-67 et seq. of Chapter 205 with the following changes in requirements:
a. Section 205-67 G.(3) – The buffer width adjacent to residential zones shall be at least 5 feet.
b. The buffer along the side yard that is adjacent to residential zones shall consist of a solid fence (Section 205-47) with a mix of evergreen and deciduous shrubs and small growing trees that meet the intent of Section 205-69 B.
2. Additional design requirements:
a. A 5-foot deep backup area with a curb return having a radius of 5 feet shall be provided for dead-end parking lots.
b. A 10-foot wide landscaped buffer shall be provided along the front yard of the parking lot. Plantings of evergreen material shall consist of species that have a mature height of no more than 2 to 3 feet.
c. A cross-access easement from Lot 7 in Block 64 shall be provided to connect to Lot 8 in Block 64.
3. Signage shall comply with Sections 205-63 through 66.
D. Temporary/Permanent Resident Relocation
N.J.S.A. 40A:12A-7a.(3) requires the redevelopment plan to indicate:
Adequate provision for the temporary and permanent relocation, as necessary, of residents in the project area, including an estimate of the extent to which decent, safe and sanitary dwelling units affordable to displaced residents will be available to them in the existing local housing market.
No existing residences will be disturbed or eliminated in the redevelopment area. Therefore, resident relocation does not apply to this redevelopment plan.
E. Identification of Proposed Property Acquisitions
N.J.S.A. 40A:12A-7a.(4) requires the redevelopment plan to indicate:
An identification of any property within the redevelopment area which is proposed to be acquired in accordance with the redevelopment plan.
At this time, the redevelopment plan does not contemplate acquiring any properties in the redevelopment area. In the event the need should arise to acquire property, the redevelopment plan will be amended accordingly.
F. Relationship to Intergovernmental Planning
N.J.S.A. 40A:12A-7a.(4) requires the redevelopment plan to indicate:
Any significant relationship of the redevelopment plan to (a) the master plans of contiguous municipalities, (b) the master plan of the county in which the municipality is located, and (c) the State Development and Redevelopment Plan adopted pursuant to the "State Planning Act," P.L.1985, c.398 (C.52:18A-196 et seq.).
1. Contiguous Municipalities
The Township of Maple Shade shares common boundaries with the Cinnaminson Township to the north, Moorestown Township to the east, Moorestown and Mount Laurel Townships to the south, and Cherry Hill and Pennsauken Townships of Camden County to the west. The redevelopment area is located in the northwestern-central portion of the Township, which does not abut any portion of the adjoining municipalities and is about one-quarter of a mile from Pennsauken Township. To that end, the redevelopment area does have not relationship to planning in adjoining municipalities.
2. Burlington County
Burlington County does not have a county master plan. To date, the county has relied upon The New Jersey State Development and Redevelopment Plan prepared in 1992 and subsequently readopted in 2001.
3. State Development and Redevelopment Plan
The New Jersey State Development and Redevelopment Plan (SDRP) was adopted by the New Jersey State Planning Commission June 12, 1992. The SDRP was reexamined, and a new plan adopted in 2001. A third SDRP has been undergoing the process of cross-acceptance from which a draft plan has been prepared. Notwithstanding, the draft SDRP has not progressed toward adoption as writing this redevelopment plan. Therefore, this redevelopment plan utilizes the adopted 2001 SDRP. The SDRP designates Township of Maple Shade as part of the PA1 Metropolitan Planning Area, which "...includes a variety of communities that range from large urban centers to post-war suburbs" (187). SDRP policies for the PA1 encourage maintenance, reinvestment and redevelopment to occur within such areas of the state. The redevelopment plan will promote the following PA1 policy objectives of the 2001 Plan (191, 192):
Land Use: Promote redevelopment and development in Cores and neighborhoods of Centers and in Nodes that have been identified through cooperative regional planning efforts. Promote diversification of land uses, including housing where appropriate, in single-use developments and enhance their linkages to the rest of the community. Ensure efficient and beneficial utilization of scarce land resources throughout the Planning Area to strengthen its existing diversified and compact nature.
The redevelopment plan's primary focus is to facilitate the redevelopment of an area of Township of Maple Shade that has experienced a decline, particularly former light industrial and commercial buildings located within the downtown business district. The redevelopment area is well served by sanitary sewers, public water and a complete road network. The intent of the redevelopment plan is to capitalize on the efficiencies of the existing infrastructure and the concentrated development patterns that surround the redevelopment area.
Housing: Provide a full range of housing choices through redevelopment, new construction, rehabilitation, adaptive reuse of non-residential buildings, and the introduction of new housing into appropriate non-residential settings. Preserve the existing housing stock through maintenance, rehabilitation and flexible regulation.
The redevelopment area is devoid of existing housing, and the redevelopment plan does not contemplate adding housing to the redevelopment area. Notwithstanding, the redevelopment area is located adjacent to residential neighborhoods that will be served by the downtown business district including the redevelopment area.
Economic Development: Promote economic development by encouraging strategic land assembly, site preparation and infill development, public/private partnerships and infrastructure improvements that support an identified role for the community within the regional marketplace. Encourage job training and other incentives to retain and attract businesses. Encourage private sector investment through supportive government regulations, policies, and programs, including tax policies and expedited review of proposals that support appropriate redevelopment.
The redevelopment plan speaks directly to this economic development objective of the 2001 Plan by encouraging the use of vacant land. New development on the land will increase the value of the surrounding commercial district and residential neighborhood.
Transportation: Maintain and enhance a transportation system that capitalizes on high-density settlement patterns by encouraging the use of public transit systems, walking, and alternative modes of transportation to reduce auto dependency, link Centers and Nodes, and create opportunities for transit oriented redevelopment. Facilitate efficient goods movement through strategic investments and intermodal linkages. Preserve and stabilize general aviation airports and, where appropriate, encourage community economic development and promote multi-level uses for airport property such as business centers.
New Jersey Transit has operates a bus line along County Route 537 (West Main Street). Redevelopment of the site will contribute toward the enhancement of the downtown business district that is served by the bus line.
Natural Resource Conservation: Reclaim environmentally damaged sites and mitigate future negative impacts, particularly to waterfronts scenic vistas, wildlife habitats and to Critical Environmental Sites and Historical and cultural Sites. Give special emphasis to improving air quality. Use open space to reinforce neighborhood and community identity, and protect natural linear systems, including regional systems that link to other Planning Areas.
The redevelopment plan recommends infill development for an area of the Township that is heavily developed. This infill directs development away from undeveloped lands thus alleviating pressure to build on such lands. Developing the redevelopment area will expend less energy because the existing infrastructure will be utilized and consume less resources that are normally used in the construction of townhouses where such infrastructure does not exist.
Agriculture: Use development and redevelopment opportunities wherever appropriate and economically feasible to meet the needs of the agricultural industry for intensive agricultural production, packaging and processing, adding value operations, marketing, exporting and other shipping. Provide opportunities for farms, greenhouses, farmers markets and community gardens.
The redevelopment area does not contain agricultural uses nor is it contemplated to have agricultural activities.
Recreation: Provide maximum active and passive recreational opportunities and facilities at the neighborhood, local and regional levels by concentrating on the maintenance and rehabilitation of existing parks and open space while expanding and linking the system through redevelopment and reclamation projects.
The redevelopment area has no recreational opportunities.
Redevelopment: Encourage redevelopment at intensities sufficient to support transit, a broad range of uses and efficient use of infrastructure. Promote design that enhances public safety, encourages pedestrian activity and reduces dependency on the automobile.
The redevelopment plan intends to capitalize on the bus line the runs along West Main Street. The redevelopment plan encourages the creation of new development that supports the downtown business district, which is pedestrian friendly and promotes transit-oriented development in the Township.
Historic Preservation: Encourage the preservation and adaptive reuse of historic or significant buildings, Historic and Cultural Sites, neighborhoods and districts in ways that will not compromise either the historic resource or the area’s ability to redevelop. Coordinate historic preservation with tourism efforts.
No historic sites exist within the redevelopment area.
Public Facilities and Services: Complete, repair or replace existing infrastructure systems to eliminate deficiencies and provide capacity for sustainable development and redevelopment in the region. Encourage the concentration of public facilities and services in Centers and Cores.
The public infrastructure that serves the redevelopment area is in relatively good condition. Existing roads may require resurfacing, and new sidewalks constructed.
Intergovernmental Coordination: Regionalize as many public services as feasible and economical to enhance the cost effective delivery of those services. Establish multi-jurisdictional policy and planning entities to guide efforts of State, county and municipal governments to ensure compatible and coordinated redevelopment.
The very ideology of this policy is embodied in the spirit and thrust of the redevelopment plan. The redevelopment plan is a progressive initiative undertaken by Township of Maple Shade to facilitate redevelopment in one of the areas of the community that needs it.
IV. AFFORDABLE HOUSING PROVISIONS
A. Introduction
In N.J.S.A. 40A:12A-7b., the RHL provides "[a] redevelopment plan may include the provision of affordable housing in accordance with the `Fair Housing Act,' P.L.1985, c.222(C.52:27D-301 et seq.) and the housing element of the municipal master plan."
1. Inclusionary Housing
The provision of inclusionary affordable housing is not applicable to the redevelopment area because within the redevelopment area only non-residential development is permitted.
2. Rehabilitation
No dwellings exist in the redevelopment area. Therefore, rehabilitation of substandard housing does not apply to the redevelopment plan.
VI. RELATIONSHIP TO MUNICIPAL DEVELOPMENT REGULATIONS
A. Introduction
In N.J.S.A. 40A:12A-7c., the RHL requires "[t]he redevelopment plan shall describe its relationship to pertinent municipal development regulations as defined in the `Municipal Planning Law,' P.L.1975, c.291 (C.40:55D-1 et seq.)."
The redevelopment plan adopts and incorporates Chapter 205 “Zoning” of Maple Shade Township’s ordinances as well as Chapters 22 “Land Use Procedures,” 160 “Sewers,” 174 “Stormwater Control,” 175 “Streets and Sidewalks,” 178 “Subdivisions and Site Plans” and 200 “Water” and all other applicable chapters of the ordinance. See Section III.C. of this redevelopment plan for changes to Township ordinances.
VII. LOCAL MASTER PLAN CONSISTENCY
In N.J.S.A. 40A:12A-7d., the RHL requires "[a]ll provisions of the redevelopment plan shall be either substantially consistent with the municipal master plan or designed to effectuate the master plan; but the municipal governing body by adopting a redevelopment plan which is inconsistent with or not designed to effectuate the master plan by affirmative vote of a majority of its full authorized membership with the reasons for so acting set forth in the redevelopment plan."
The redevelopment plan is consistent with the Township's 2006 master plan reexamination and amendment and is designed to effectuate the master plan. Section III.B of the redevelopment plan provides an outline of how the redevelopment plan relates to and effectuates the master plan. Specifically, in section III.B.1-2 of the redevelopment plan discusses the master plan reexamination report recommendations, new policies, new goals and objectives, and recommendation for redevelopment. These planning documents emphasize and reiterate the importance of redeveloping the redevelopment area. The major thrust of the redevelopment plan is to facilitate the redevelopment of the redevelopment area that is blighted by the vacant land that is located next to the downtown business district and a residential neighborhood. The redevelopment plan provides more flexibility by permitting uses that support the downtown business district.
In summary, the redevelopment plan is consistent with the recommendations of the 2006 master plan reexamination report and amendment and is designed to effectuate the goals and objectives of the master plan.