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1
Redevelopment Plan for the
Hawk Pointe Village Redevelopment Area
Block 65 Lots 1, 3.03, 8, 9, 11, 12, 13, 14, 15, 16 and portions of
Lots 2 and 4;
Block 65.01 Lots 1, 1C0001 (condo unit 4) and 1C0002 (condo unit 3);
Block 65.02 Lot 1
Washington Township
Warren County
For Discussion Purposes November 17, 2016
__________________
Scarlett Doyle, PP Date
Land Use Board Planner
License # 02364
2
WASHINGTON TOWNSHIP COMMITTEE
Robert Klingel, Mayor
Mark Rossi, Deputy Mayor
Ralph Fiore, Committeeman
Michael A. Kovacs, Committeeman
George Willan, Committeeman
REDEVELOPMENT ADVISORY SUBCOMMITTEE
Robert Klingel, Mayor
Ralph Fiore, Committeeman
Gretchen A. Foley, Land Use Board
Steven Swinton, Land Use Board
Frank Marascia, Environmental Commission
Bill Connolly, Economic Development Commission
Ed Sharpless, Resident
Sam Sacco, Resident
ADVISORS TO THE LAND USE BOARD
Kevin Smith, PE, Board Engineer
Scarlett Doyle, PP, Board Planner
Steven Gruenberg, Esq. Board Attorney
Eileen Parks, Secretary to the Land Use Board
3
Table of Contents
1. INTRODUCTION ........................................................................................... Error! Bookmark not defined.
1.1 BASIS FOR THE REDEVELOPMENT PLAN .............................. Error! Bookmark not defined. 1.2 REDEVELOPMENT PLANNING PROCESS ............................... Error! Bookmark not defined.
1.3 OVERVIEW OF THE HAWK POINTE REDEVELOPMENT AREA ........ Error! Bookmark not
defined. 1.4 CLOSER VIEW OF REDEVELOPMENT PLAN AND USES .... Error! Bookmark not defined.
2. VISION, CONTEXT FOR THE REDEVELOPMENT AREAS ......Error! Bookmark not defined.
2.1 THE VISION FOR REDEVELOPMENT ....................................... Error! Bookmark not defined. 2.2 GOALS AND OBJECTIVES ............................................................ Error! Bookmark not defined.
2.3 NOTES ON PLAN TERMINOLOGY .............................................. Error! Bookmark not defined.
3. LAND USES AND PURPOSE OF THE DESIGN .............................Error! Bookmark not defined.
3.1 LAND USES ....................................................................................... Error! Bookmark not defined.
4. SITE PLANNING, DESIGN AND SIGNS .............................................Error! Bookmark not defined.
4.1 PUBLIC REALM: STREETS & PUBLIC SPACES ..............................Error! Bookmark not defined.
4.1.1 INTENT ............................................................................................... Error! Bookmark not defined.
4.1.2 STREET LOCATIONS AND CONFIGURATION AND PARKINGError! Bookmark not defined.
4.1.3 STREETSCAPE IMPROVEMENTS ............................................... Error! Bookmark not defined. 4.1.4 OPEN SPACE ELEMENTS ............................................................. Error! Bookmark not defined.
4.2 BUILDINGS ....................................................................................... Error! Bookmark not defined. 4.2.1 BUILDING ORIENTATION ............................................................ Error! Bookmark not defined.
4.2.2 BUILDING MASSING .......................................................................................................................... 17
4.2.3 BUILDING DETAILING ...................................................................................................................... 17
4.2.4 SIGNAGE ................................................................................................................................................ 18
5. REDEVELOPMENT ACTIONS .................................................................Error! Bookmark not defined.
5.1 OUTLINE OF ACTIONS .................................................................. Error! Bookmark not defined. 5.2. PROPERTIES TO BE ACQUIRED ................................................ Error! Bookmark not defined. 5.3. RELOCATION ................................................................................... Error! Bookmark not defined.
5.4. OTHER ACTIONS ............................................................................. Error! Bookmark not defined. 5.5. ADMINISTRATIVE PROVISIONS .................................................. Error! Bookmark not defined.
6. PLAN CONSISTENCY REVIEW ...............................................................Error! Bookmark not defined.
6.1 RELATIONSHIP TO WASHINGTON MASTER PLAN ............... Error! Bookmark not defined.
6.2 RELATIONSHIP TO THE ZONING ORDINANCE ..................... Error! Bookmark not defined. 6.3 RELATIONSHIP TO THE STATE DEVELOPMENT AND REDEVELOPMENT PLAN .. Error!
Bookmark not defined.
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6.4 RELATIONSHIP TO THE PROPOSED NEW JERSEY STATE STRATEGIC PLAN ......... Error!
Bookmark not defined. 6.5 RELATIONSHIP TO ADJACENT MUNICIPALITIES ................ Error! Bookmark not defined.
7. GENERAL PROVISIONS ..............................................................................Error! Bookmark not defined.
7.1. AMENDMENT TO ZONING MAP AND LAND DEVELOPMENT ORDINANCE ............ Error!
Bookmark not defined. 7.2. DEFINITIONS ....................................................................................................................................... 25
7.3. PRELIMINARY SITE PLAN ................................................................................................................ 25 7.4. FINAL SITE PLAN ................................................................................................................................ 25 7.5. PHASING ................................................................................................................................................ 25 7.6 DEVELOPER’S AGREEMENT .......................................................................................................... 25
7.7. PLAN AMENDMENT ........................................................................................................................... 26
7.8. VARIANCE REQUESTS .................................................................... Error! Bookmark not defined. 7.9 REQUESTS FOR DESIGN EXCEPTIONS .................................... Error! Bookmark not defined.
7.10 SUBDIVISION AFTER SITE PLAN APPROVALS ....................... Error! Bookmark not defined.
7.11. AFFORDABLE HOUSING ............................................................... Error! Bookmark not defined.
7.12 ADVERSE INFLUENCES.................................................................. Error! Bookmark not defined. 7.13 NON-DISCRIMINATION PROVISIONS ......................................... Error! Bookmark not defined.
7.14 DURATION OF THE PLAN .............................................................. Error! Bookmark not defined.
8. DEVELOPMENT REGULATIONS .............................................................Error! Bookmark not defined.
8.1 TARGET DEMOGRAPHICS .................................................................................................................... 30
8.2 SITE DESIGN.............................................................................................................................................. 30 8.3 PARKING .................................................................................................................................................... 31
8.4 TRAFFIC ...................................................................................................................................................... 31 8.5 ARCHITECTURE ....................................................................................................................................... 31
8.6 OTHER DEVELOPMENT REQUIREMENTS ....................................................................................... 32
9. REGULATIONS FOR THE REDEVELOPMENT AREAS: ..... Error! Bookmark not defined.
9.1 REDEVELOPMENT PLANNING AREA 1.................................... Error! Bookmark not defined. 9.2 REDEVELOPMENT PLANNING AREA 2.................................... Error! Bookmark not defined.
9.3 REDEVELOPMENT PLANNING AREA 3.................................... Error! Bookmark not defined. 9.4 REDEVELOPMENT PLANNING AREA 4.................................... Error! Bookmark not defined. 9.5 REDEVELOPMENT PLANNING AREA 5.................................... Error! Bookmark not defined.
9.6 REDEVELOPMENT PLANNING AREA 5.1 ................................ Error! Bookmark not defined. 9.7 REDEVELOPMENT PLANNING AREA 6.................................... Error! Bookmark not defined. 9.8 REDEVELOPMENT PLANNING AREA 7 .................................... Error! Bookmark not defined. 9.9 REDEVELOPMENT PLANNING AREA 7.1 ................................. Error! Bookmark not defined.
9.10 REDEVELOPMENT PLANNING AREA 8.................................... Error! Bookmark not defined. 9.11 REDEVELOPEMENT PLANNING AREA 9 ................................. Error! Bookmark not defined.
10. SUMMARY OF UNITS IN REDEVELOPMENT AREAS: ........................................................ 55
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1. INTRODUCTION 1.1 BASIS FOR THE REDEVELOPMENT PLAN
On August 16, 2016, the Washington Township Committee adopted a resolution declaring that
Block 65 Lots 1, 3.03, 8, 9, 11, 12, 13, 14, 15, 16 and 2 and 4; and Block 65.01 Lots 1, 1C0001
(condo unit 4) and 1C0002 (condo unit 3); and Block 65.02 Lot 1 (approximately 65.63 acres) were
an area in need of redevelopment. This Redevelopment Plan has been prepared as a result of this
designation and pursuant to redevelopment plans pursuant to the Local Redevelopment and Housing
Law, P.L. 11992, c.79 (C.40A:12A-1 et al.), the New Jersey’s Local Housing and Redevelopment
Law (LHRL) and the Municipal Land Use Law (MLUL).
Washington’s Master Plan and Reexamination Reports have
maintained the overriding objective of preserving and
enhancing the quality of life for residents and businesses.
Washington’s Hawk Pointe Village community has long
been known for its unique senior (55 years of age or older)
residential and commercial setting and its desirable quality of
life.
Demographic trends command increasing attention in the
local planning process. As Millennials (born 1982-2004)
surpass baby boomers (born 1946-1964) as the largest living
generation, their changing lifestyle needs and desires should
inform local policy so that Washington continues to meet the
preferences of residents, old and new.
Policy changes are required to balance residents’ concerns
about rising real estate taxes and their ability to sell their
single-family homes in the future, as well as the availability of
suitable housing, proximity to good employment and
protection of a robust commercial base to assist in meeting
the tax burden.
The Washington Township Committee directed its Land Use Board to undertake a preliminary
investigation pursuant to the Local Redevelopment and Housing Law (“LRHL”) to determine
whether the site in question would qualify as an “area in need of redevelopment” according to the
criteria set forth in N.J.S.A. 40A:12A-5.
After a duly noticed hearing and resolution adopted on August 16, 2016, the Land Use Board
recommended that this tract should be designated as an Area In Need Of Redevelopment. The
Washington Township Committee accepted the Land Use Board’s recommendation, designated this
site as a ‘Redevelopment Area’, and proceeded to prepare this Redevelopment Plan. The State of
New Jersey has supported and endorsed the designation of a Redevelopment Area.
6
7
EMAIL RECEIVED FROM THE HIGHLANDS
REGARDING THE REDEVELOMENT AREA:
From: Keri Green [mailto:[email protected]] Sent: Wednesday, October 12, 2016 11:33 AM
To: Peter deBoer
Cc: Margaret Nordstrom Subject: DCA letter regarding Asbury Farms
Hello Peter
Margaret asked me to reach out to you regarding the Asbury Farms letter from DCA. The DCA does not
differentiate between the Planning Area and the Preservation Area when they make blanket statements
regarding the Highlands Region. I have to assume that the project in question is Asbury Farms aka Hawk
Pointe and this area is in the Planning Area and therefore the Highlands Council would have no jurisdiction or
authority for issuance of approvals or other permits for the project.
As long as a project is in the Planning Area, and Washington Township is not conforming for the Planning
Area, no Highlands Regional Master Plan restrictions are in force, and the NJDEP Preservation Area Rules also
do not apply. The only time a Highlands Council action would be required in a non-conforming Planning Area
municipality would be in the case of a major modification to a water allocation permit.
If you have any questions, please give me a call.
Have a great day!
Keri
Keri Green Resource Management Specialist New Jersey Highlands Council 100 North Road (Route 513) Chester, NJ 07930-2322 (908) 879-6737 ext. 112
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1.2 REDEVELOPMENT PLANNING PROCESS
The Local Redevelopment Housing Law (LRHL) details
the process that a municipality must follow to utilize the
State’s redevelopment powers. The adoption of a
redevelopment plan is a precondition for the use of these
powers, which permit municipalities to plan and zone in a
manner that can remedy the blighting effects of the site
outlined for study.
This Redevelopment Plan supersedes all zoning
designations and regulations for the Redevelopment Area.
This plan sets forth the vision for place making within the
Redevelopment Area and the standards to be applied for
the review of land use, bulk, parking and site design.
In accordance with N.J.S.A. 40A:12A-1 et seq., known as The Local Redevelopment and Housing
Law, the following statements are made:
The Redevelopment 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 Redevelopment Plan has laid out in order to carry out the Plan
objectives.
The Redevelopment Plan lays out the proposed land uses and building requirements for the
Redevelopment Area.
The Redevelopment Plan does not envision a need to acquire privately owned properties or
to relocate any residents or businesses.
The Redevelopment Plan is substantially consistent with the Master Plan of the Township of
Washington. The Plan is also complies with the goals and objectives of the New Jersey
State Development and Redevelopment Plan and the proposed State Strategic Plan.
This Redevelopment Plan shall supersede all provisions of the Zoning and Land
Development Regulations of the Township of Washington regulating development in the
area addressed by this Redevelopment Plan, except where stated otherwise within the text of
this Plan. Final adoption of this Plan by the Township Committee shall be considered an
amendment of the Township of Washington Zoning Map.
9
If any section, paragraph, division, subdivision, clause or provision of this Redevelopment
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 Redevelopment Plan shall be deemed valid and effective.
1.3 OVERVIEW OF THE HAWK POINTE REDEVELOPMENT AREA
Washington is at the western portion of Warren County, generally located at the intersection of
State Highways of U.S. 31 and 51. Figure 1 illustrates the location of the Redevelopment Area in
Washington Township. The Hawk Pointe Redevelopment Area is located in the center of the aerial.
Figure 1
1.4 CLOSER VIEW OF REDEVELOPMENT PLAN AND USES
Washington Township’s ability to remain a magnet for active adult living depends on its ability to
attract and retain residents by providing exemplary and varied housing as well as offering key
amenities for the diverse needs and desires of the mature adult population. In addition, affordable
housing for a work force would be an asset in meeting this Township objective, which will have a
distinct impact on stabilizing tax levels in Washington. Figure 2 depicts the illustrative concept plan
of distinct Redevelopment Areas that will be used as a basis for future uses and the desired
arrangement of the structures and uses. With a few exceptions, the housing found in the
Redevelopment Area is for senior citizens of 55 years of age or older.
10
FIGURE 2
Before discussing specific strategies for development in each of these eleven areas, it is necessary to
discuss the vision, goals and objectives that are viewed as being critical for the success of the
redevelopment effort. It is important to have these eleven Redevelopment Areas (approximately
65.63 gross acres) provide a meaningful contribution to the existing success of Washington
Township and the Hawk Pointe community, as opposed to drawing from its existing success and
high-value reputation.
2. VISION, CONTEXT FOR THE REDEVELOPMENT AREAS
This Redevelopment Plan establishes the vision for redevelopment and a roadmap to navigate the
transformation of fields and underproductive land through the forthcoming redevelopment process.
The Redevelopment Plan has delineated Redevelopment Areas, with opportunities and constraints
specific to each area. The intended future uses, their arrangement and design and implementation of
the plan are outlined in this Plan.
11
2.1 THE VISION FOR REDEVELOPMENT
Washington looks to energize this site by providing the high quality, mixed-use activity areas
needed to complement the existing active adult community. This plan will create a unique offering
in the Washington marketplace that will enhance housing choices, help to assure that businesses is
well-tenanted in the future and keep Washington attractive and competitive.
The future vision for this Redevelopment Area seeks to establish a symbiotic relationship between
and among the existing uses on this site and the rest of the Washington Township community. This
Redevelopment Plan calls for a substantial portion to be developed in a neotraditional-style.
Departing slightly from the neotraditional architecture is seen as a strategy to create visual interest
and diversity. The mixed-use development provides a live/work environment and an aging in place
community that makes Washington Township stand out as a place of distinction.
Key concepts underpinning the development of this Plan are to:
Showcase sustainable site and building design;
Emphasize excellence in all its dimensions and components;
Introduce amenities and designs that will contribute to and support the needs of a
mature adult community;
Design the development to include elements that will:
-Optimize fiscal benefits to the Township;
-Enhance the sustainability of the unique Hawk Pointe community;
-Promote healthy lifestyles and encourage social interactions;
-Increase housing opportunity and choice of living styles.
To address these objectives, the Redevelopment Plan proposes a distinctive place-making initiative
that will continue the existing reputation of a vibrant setting of well-appointed active adult
community that is nested in an area of commercial services arrayed along a central boulevard. The
result is the creation of a “village feeling” that is appealing to residents and business owners. Multi-
use multi-story buildings along the boulevard will have a commercial character on the first floor,
which would support offices, boutique retail shops and restaurants with outdoor dining. The upper
floor(s) will permit offices and apartments.
Creating an attractive mixed-use development with an engaging boulevard and low-volume,
meandering residential street network is important to attracting and retaining Washington’s
residents and the employers that furnish services to its residents. As a result, this plan seeks to
create an engaging boulevard streetscape, attractive to pedestrians and visitors, as the core of this
mixed-use development. It is a product that will serve both Washington’s fiscal and objectives of
governance as well as the needs of Washington residents, which includes a medical center, street
level retail with apartments and offices on the upper floors, a supermarket, and independent
townhouse living as well as memory care and assisted living options.
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2.2 GOALS AND OBJECTIVES
The following broad goals and more specific objectives will guide the redevelopment process.
2.2.1 Provide a robust mixed-use development in appropriate locations that will:
Fortify the long-term viability of the Redevelopment Area and the business community
along the Route 31 corridor at the boulevard entrance.
Protect the character of the existing Hawk Pointe residential neighborhoods. New
construction should include community congregation areas.
.
Promote and enhance economic health within Washington Twp. through design for high-
quality development.
Encourage diverse, higher-density residential and pedestrian-friendly uses consistent with
smart growth planning principles.
Provide opportunities for new employment within the Township
Bring new active adult residential uses and support services that will expand the level of
business activity within the Hawk Pointe village and the Township.
Provide infill within the township by developing under-utilized and unproductive property
situated within the Redevelopment Area.
Establish a visually pleasing environment through high-quality social and architectural
design standards. Areas of congregation should include furniture, visually pleasing views
and focal point treatments.
2.2.2 Provide for efficient traffic movements by:
Create a pattern of internal streets that encourage use without resulting in an increase in
speed.
Improve access along Route 31 if traffic analysis recommends improvements that are
needed to facilitate circulation.
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2.2.3 Create a destination with an inviting streetscape, engaging public spaces,
architecturally coherent and harmonious elements and interesting and varied uses.
Maximize the sense of a nested village:
a. with a boulevard that links different interior spaces and provides an energized bike
and pedestrian environment
b. building height-to-street-width ratios appropriate to the block and the existing
neighborhood.
Provide at least one centrally located, well-designed public space as a focal point for the
community.
Create a distinctive and inviting boulevard entryway from Route 31 into the site.
Ensure adequate connectivity. Extend the Hawk Pointe and township network of bike
and hike trails to include the Redevelopment Area
2.2.4 Design the redevelopment project to be environmentally, economically, and socially
sustainable.
Redevelop the site with uses and designs that are beneficial to the community and
marketable for the developer.
Incorporate environmentally-sustainable and green alternatives into the design wherever
practicable, including:
o Emerging energy efficiency or renewable energy technologies
o Low environmental-impact materials
o Conservation measures, which recapture storm, water for a useful community
service.
o Establishment of passive and active open spaces for the benefit of the community.
14
2.2.5 Enhance the streetscape and provide safe, comfortable and attractive mobility
solutions for motor vehicles, pedestrians and cyclists.
Encourage visitation by pedestrians and cyclists within semi-public spaces, bike racks
and other streetscape design elements and “best practice” place making standards.
Promote quality streetscape treatments (landscaping, street furniture and other features)
that animate the street.
Calm traffic for safe pedestrian, bicycle, cart circulation.
2.3 NOTES ON PLAN TERMINOLOGY
2.3.1 “Sustainable” development, which refers to energy efficient design. Conservation
construction techniques are strongly encouraged. While Leadership in Energy and
Environmental Design (LEED) certification or other such certifications are not required, these
are encouraged.
Hybrid Apartments are rental apartment structures that are accessed from a single,
principal congregation area, a lobby area that leads to corridors, stairways and elevators from
the lobby area to the residential unit.
2.3.2 When the words “shall” and “should” are used in this Redevelopment Plan, the
following shall apply:
Any deviation from a provision of this Redevelopment Plan, which uses the term “shall” is
deemed a variance and shall be analyzed by the Land Use Board pursuant to the standards
set forth in the Municipal Land Use Law for variances.
Any request for deviation from a provision of this Redevelopment Plan which uses the term
“should” is deemed a design waiver and shall be analyzed by the Land Use Board pursuant
to the standards set forth for a design waiver.
The requirements of N.J.S.A. 40:55D-12 shall govern notice of all applications under this
Redevelopment Plan, including any obligation to specify required variances, design waivers
and exceptions.
3. LAND USES AND PURPOSE OF THE DESIGN
3.1 LAND USES
The land uses permitted in each of the eleven Redevelopment Areas noted below are incorporated
into this Redevelopment Plan. The Redevelopment Plan shall supersede Washington’s Land Use
Ordinance standards in the event of conflict with other provisions of the Ordinance. The general
15
standards set forth in the Washington Township Land Use Ordinance shall continue to apply except
when inconsistent with the specific standards set forth in the Redevelopment Plan.
3.2 PURPOSE OF THE DESIGN
The conceptual layout provided in this Redevelopment Plan is intended as an illustrative plan and
not a strict blueprint for redevelopment. Nonetheless, the relationships among and between uses
and the proportions of various uses within the redevelopment are intended to be followed as closely
as reasonably practicable.
4. SITE PLANNING, DESIGN AND SIGNS
4.1 PUBLIC REALM: STREETS & PUBLIC SPACES
4.1.1 INTENT
The Redevelopment Plan is designed to blend into the character of the landscape, complimentary,
neotraditional architecture, hues and scale that is consistent to the existing Hawk Pointe
neighborhood.
Further, the intent is to cause redevelopment of the site in a way that will complement and enhance
the aesthetic character of the site and neighborhood, improve walkability and offer safe, functional,
and attractive alternatives to car travel.
4.1.2 STREET LOCATIONS AND CONFIGURATION AND PARKING
The primary access location, served by a current traffic signal, is to be a boulevard that penetrates
into the site from the south that creates a setting where multi-story, multi-use buildings line the
street and begin to energize the pedestrian landscape. The secondary access found to the north will
continue to serve the traffic to the medical, commercial, golf clubhouse and golf course and
provides access to the active adult residential neighborhoods. This existing secondary access way to
the Redevelopment Area may require signalization when the traffic engineering report is prepared
for the site plan.
Parking fields shall be situated near the commercial buildings and assisted living facilities they will
serve but shall be arranged to minimize the appearance of large masses of blacktop on the tract.
This screening can be accomplished through berms and screening shrubs.
4.1.3 STREETSCAPE IMPROVEMENTS
In the commercial and assisted living areas, the visual and aesthetic character is a very high priority.
Hardscape, landscape and key site design elements, should be coordinated with existing building
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and site design so that primary building facades enliven a pedestrian-friendly environment and
provide a visually coherent and attractive sense of place.
A streetscape plan shall identify the materials to be used for street, sidewalk and curb construction,
the size, species and locations of all street trees and other horticultural materials, and the types and
locations of street furniture. Trees should be selected so that the species does not overpower the
sidewalk areas and common open spaces.
Efficiently moving vehicular traffic to and from the site, as well as within the Redevelopment Area,
will be important to the quality of life on site and nearby. Creating an efficient traffic network that
is also friendly and accessible to pedestrians, carts and cyclists is a key objective.
The elements that will form the streetscape of the community are:
continuity of building fronted by broad sidewalks in the non-residential areas
paving materials
curbs
bicycle racks
benches and seating
trash receptacles
street trees and landscaping
planters and decorative elements
street lighting
building lighting
fountains, public art, kiosks
4.1.4 OPEN SPACE ELEMENTS
The character of open spaces in the Redevelopment Area will shape the feeling of openness on the
site and will offer opportunities for people to enjoy the outdoors and each other. A continuous
multipurpose pathway shall connect all of the Areas for jogging, and walking within the Hawk
Pointe Redevelopment community.
4.2 BUILDINGS
4.2.1 BUILDING ORIENTATION
Mixed-use buildings should create a “sense of place” and encourage walkability and a lively
pedestrian environment. Multi-story buildings at Route 31 shall create a gateway to communicate a
sense of quality. Outdoor dining is encouraged and should be provided, where feasible.
4.2.2 BUILDING MASSING
Vertical Articulation
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Building blocks along the retail strip shall create the appearance of separate buildings in a
traditional downtown and avoid a monolithic appearance through vertical articulation of façades to
create a series of individual bays. Variation of materials, colors, texture and other surface features
should be combined with the use of columns, pilasters, gutters, massing; and/or size and rhythm of
fenestration.
Horizontal Articulation
The design of building facades should incorporate separate design elements and detailing to
articulate a base, middle and top. This can be done using features such as horizontal banding, taller
floor heights, larger window openings with grilles, canopies to highlight the base. The middle and
top can be distinguished with horizontal belt courses, cornices, changes in material, texture and
fenestration patterns.
4.2.3 BUILDING DETAILING
Fenestration, the placement of windows on a building, determines the level of transparency between
the private spaces inside buildings and the public realm of the sidewalk and street. This relationship
translates into engagement of the potential patron on the sidewalk, where they are invited inside.
Windows and Doors
The first floors of buildings facing the street shall have a retail character with storefront-style
windows that provide visibility
of the first floor interior space
through grilled treatment of
windows at the upper quarter
of the window. Windows
should occupy approximately
20 to 25 percent of the façade
area of upper-floors.
On side or rear building
facades which do not face a
principal building window,
openings and doors may
occupy approximately 25
percent of the first floor façade
area and approximately 25 percent of the upper floor façade area (including shutters). A change in
façade plane and/or variation in materials or detailing should be provided for any windowless wall
area over 20 feet wide.
Materials
As noted in each of the eleven Redevelopment Areas, no more than three different materials shall be
employed as primary materials on a building façade. Street-facing facades should be constructed of
masonry (brick, cultured stone, manufactured stone, manufactured stone, manufactured stone, or
18
other masonry facing); vinyl, wood or fiber cement siding (e.g., HardiePlank). Comparable
materials, detailing and building articulation should be provided along all street frontages.
Materials that are difficult to maintain, such as paint over shop-finished metal and glass and metal
modern designs are not viewed as appropriate in any location within the Redevelopment Areas.
Upper-story Projections
Upper-story facades may include, and are sometimes required to have, balconies, overhangs,
cornices and bay windows. Balconies are encouraged along the street line above the first floor to
increase interest along the streetscape. Balconies shall not extend more than three feet beyond the
building façade.
4.2.4 SIGNAGE
All signage in the Plan Area shall be required to comply with the requirements of the ordinance in
the PVD zone. Additionally, one blade sign, no larger than 2.5 square feet and at least 8’ above
sidewalk level, is permitted for each business along the retail street line. Façade signage should be
eye-catching and pedestrian-friendly in size and scale, with a variety of designs and materials. A
signage package shall be the provided for review by way of a site plan application to the Land Use
Board. The package shall serve as a design model for the Redevelopment Areas
5. REDEVELOPMENT ACTIONS
5.1 OUTLINE OF ACTIONS
New Construction
Construction of new structures and other improvements should take place as proposed in this
Redevelopment Plan. The redeveloper will be required to enter into a Redeveloper’s Agreement
with the Township that stipulates the precise nature and extent of the improvements to be made and
their timing and phasing shall be governed as permitted therein.
Timing of new construction will be provided in a site plan application of the overall Redevelopment
Area. The Land Use Board will review the phasing, including influences from market conditions,
and changes in phasing to assure that the public safety and welfare are maintained if development
plans are proposed to be modified. Phasing of the development will be by Site Plan of the individual
Redevelopment Planning Areas.
5.2. PROPERTIES TO BE ACQUIRED
This Redevelopment Plan will not require Washington Township to acquire any privately owned
property within the Redevelopment Area.
19
5.3. RELOCATION
This Redevelopment Plan will not displace or relocate any residents or businesses within the
Redevelopment Area.
5.4. OTHER ACTIONS
In addition to the new construction described above, several other actions may be needed in order to
further the goals of this Redevelopment Plan. Title searches will be conducted in order to ascertain
legal rights and restrictions. Actions may include, but shall not be limited to: (1) provisions for
infrastructure necessary to service new development; (2) environmental remediation; and (3)
creation of cross easements and/or vacation of utility easements and other easements and rights-of-
way as may be necessary to effect redevelopment.
5.5. ADMINISTRATIVE PROVISIONS
Redevelopment activities within the Redevelopment Area shall comply with all requirements in any
executed redevelopment agreement between a redeveloper and the Township of Washington.
6. PLAN CONSISTENCY REVIEW
6.1 RELATIONSHIP TO WASHINGTON MASTER PLAN
This Redevelopment Plan is viewed as being substantially consistent with the Washington
Township Plan and significantly advances its goals, particularly as highlighted below:
To preserve the development character and quality of Washington Township.
To safeguard the tax base, provide for a continuing employment source and stable tax
ratables through appropriate use of non-residential lands;
Identify major gateway locations to enhance the image of the community;
Evaluate a range of available planning, zoning and implementation tools available to the
township including but not limited to design standards with the goal of enhancing the quality
of life for the residents of Washington and to improve the visual appearance of major
corridors to enhance the image of the community and strengthen its identity. Possible
improvements to guidelines include signage, landscaping and streetscape improvements.
Protect the quality of life enjoyed by Washington residents;
Enhance and increase tax ratables through diversity of high-value uses;
Adjust to the contemporary needs of an active adult community and the residents of
Washington Township;
Encourage long term, sustainable site planning;
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Enable more flexibility in development context and promote economic activity in
appropriate locations; and
Offer building design guidelines.
The spirit of these goals and objectives has served to guide this Redevelopment Plan to ensure that
it will blend with the landscape, harmonize with existing neighborhoods, protect, and advance
Washington’s quality of life.
6.2 RELATIONSHIP TO ZONING ORDINANCE
Prior to adoption of this Redevelopment Plan, site development would be controlled by several
zone districts: OR, Office Research, PVD, Planned Village district and VR Village Residential.
The Redevelopment Plan proposes an overlay district to the Redevelopment Area– Hawk Pointe
Redevelopment Overlay (HPRO) - which is designed to enhance the prospects for long-term
high quality tenancies.
ZONING MAP
6.3 RELATIONSHIP TO THE STATE DEVELOPMENT AND REDEVELOPMENT PLAN
The adopted policies of the State Development and Redevelopment Plan (SDRP) are substantially
advanced by this redevelopment plan, as seen in the highlighted excerpts below:
#1. Revitalize the State’s Cities and Towns – Revitalize New Jersey’s cities and towns by
investing wisely and sufficiently in improvements in their infrastructure systems, public
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spending programs, tax incentives and regulatory programs to leverage private investment
and to encourage infill and redevelopment in ways that are consistent with the State Plan’s
vision and goals.
#3. Promote Beneficial Economic Growth – Promote beneficial economic growth in
locations and in ways that improve the quality of life and the standard of living for all New
Jersey residents. Provide infrastructure in advance of, or concurrent with, the impacts of new
development sufficient to maintain adequate facility standards. Encourage partnerships and
collaborative planning with the private sector and capitalize on the State’s strategic location,
and economic strengths including its existing business enterprises, entrepreneurship, the
research and development capacity of its institutions of higher learning, skilled workforce,
cultural diversity and logistic facilities in ways that are consistent with the State Plan’s
vision and goals.
#5. Economic Development – Promote beneficial economic growth to improve New Jersey’s
quality of life and standard of living by encouraging economic development through
facilitating access to capital, supporting research and development, promoting appropriate
education and training, building strategically upon the State’s economic and geographic
strengths, and influencing the location of employment activities in proximity to affordable
and workforce housing, accessible to multi-modal transportation alternatives with facilities
that are planned and constructed in environmentally sound ways, and in accordance with the
vision and goals of the State Plan.
#6. Housing – Preserve and expand the supply of safe, decent and reasonably priced housing
while meeting the constitutional mandate with respect to affordable housing through
improved planning, regulatory reform, supportive infrastructure investments, housing
subsidies, tax and discounted fee incentives and municipal property tax relief in ways that
are consistent with the vision and goals of the State Plan.
#8 Ensure Sound, Coordinated and Integrated Statewide Planning – Ensure sound,
coordinated and integrated statewide planning by using the State Plan as a guide to planning
and growth-related decisions at all levels of government in ways that are consistent with the
State Plan’s vision and goals.
The SDRP Strategies are brought into focus with the following strategy descriptions:
#19. Designing More Sustainable Built Environments – Tailor community design, intensity
and form to fit with local needs that may vary from urban centers to first suburbs in need of
redevelopment to retrofitting newer suburban communities to center-based development for
rural and environmentally sensitive areas to create spatially defined, visually appealing and
functionally efficient places with respect to each of those different contexts in ways that help
to create a distinctive identity, build to human scale and establish a sense of place that
enhances economic viability and includes circulation patterns that facilitate multi-modal
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transportation alternatives to the automobile in ways that are consistent with the vision and
goals of the State Plan.
The State Development and Redevelopment Plan also utilizes a Policy Map which provides
recommendations to implement and achieve the goals of the Plan. This Redevelopment Plan
advances many of these policies and supports the intent of the State Plan which seeks to:
• Provide for much of the State’s future development
• Promote growth in center-based developments by increasing densities and employing
attractive community design to encourage more compact forms of development
• Protect the character of existing stable communities
• Promote increased coordination and integration of transportation planning and land-use
decision-making
• Encourage multi-modal transportation alternatives to the automobile
• Protect natural resources
• Re-design and retrofit existing areas of sprawl
6.4 RELATIONSHIP TO THE PROPOSED NEW JERSEY STATE STRATEGIC PLAN
(OCTOBER 2011)
The proposed State Strategic Plan, intended to supersede the SDRP but as yet unadopted, retains the
resource management and green design objectives of the SDRP but directly targets economic
growth and vitality throughout the State. The goals of the plan include:
Goal 1: Targeted Economic Growth: Enhance opportunities for attraction and growth of industries
of statewide and regional importance.
Goal 2: Effective Planning for Vibrant Regions: Guide and inform regional planning so that each
region of the State can experience appropriate growth according to the desires and assets of that
region.
Goal 3: Preservation and Enhancement of Critical State Resources: Ensure that strategies for
growth include preservation of the State's critical natural, agricultural, scenic, recreation, and
historic resources, recognizing the role they play in sustaining and improving the quality of life for
New Jersey residents and attracting economic growth.
Goal 4: Tactical Alignment of Government: Enable effective resource allocation, coordination,
cooperation and communication among those who play a role in meeting the mission of this Plan.
Washington’s Master Plan has responded to all these goals with a balanced plan for growth and
preservation. The State Strategic Plan objectives for a Redevelopment Parcel recognizes its
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economic growth potential and context sensitive redevelopment of such a parcel clearly advances
these goals.
The State Strategic Plan suggests a shift from a mapped expression of areas intended for growth to a
criteria-based. The State Strategic Plan’s “Garden State Values” are advanced by the
Redevelopment Plan, as enumerated below:
Garden State Values Redevelopment Plan
#1) Concentrate
Development and Mix Uses
promotes development that is compact, conserves land and
offers shopping and services within convenient walking
distance of homes and jobs with suitable design and densities
that support walking, biking and public transportation
#2) Prioritize
Redevelopment, Infill, and
Existing Infrastructure
strengthens the neighborhood through redevelopment, reuse,
remediation and construction of infill development compatible
with surrounding uses. It also encourages sustainable green
design and construction and opportunities for renewable energy
and efficiency
#3) Increase Job and
Business Opportunities in
Priority Growth Investment
Areas
provides opportunities for investment near housing and
infrastructure
#4) Create High-Quality,
Livable Places
will enhance community character and design, by reinforcing
architectural styles, providing pedestrian-friendly streetscapes
and community plazas and parks
#5) Provide Transportation
Choice & Efficient Mobility
of Goods
improves access and safety for all users: walkers, bikers, transit-
users, ride-shares and drivers
#6) Advance Equity will improve access to diversified shopping, housing and jobs
#7) Diversify Housing
Opportunities
helps meet the needs of smaller households and provides
housing near jobs and where services are available
#8) Provide for Healthy
Communities through
Environmental Protection
and Enhancement
will use green design, redevelopment/reuse and multi-modal
access opportunities to reduce energy use, carbon emissions,
water degradation and other impacts of development
6.5 RELATIONSHIP TO ADJACENT MUNICIPALITIES
The Redevelopment Area is situated roughly one mile from the Borough of Washington, the only
adjoining municipality proximate to the Redevelopment Area. In light of the physical separation,
which includes the state highway of Route 31, the Redevelopment Plan will have little or no impact
on Washington Borough.
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7. GENERAL PROVISIONS
7.1. AMENDMENT TO ZONING MAP AND LAND DEVELOPMENT ORDINANCE
The Zoning Map of the Township of Washington is hereby amended to reference this
Redevelopment Plan as an Overlay district called the Hawk Pointe Redevelopment Area.
Additionally, the listing of zoning districts in the municipal Ordinance is hereby amended to include
a reference to said Redevelopment Plan Overlay District.
7.2. DEFINITIONS
The “Definitions” section of the Township’s Land Development Ordinance shall govern unless a
term is otherwise defined herein.
“Redevelopment Planning Areas” shall be quantified by acreage through a survey prepared by a
licensed land survey. The acreage of Redevelopment Planning Areas shall be computed from lot
lines and shall not include existing roadways.
7.3 PRELIMINARY SITE PLAN FOR HAWK POINTE REDEVELOPMENT DISTRICT
A. Site Plan Approval. The applicant shall submit to the Land Use Board a Preliminary Site
Plan designed in substantial conformance with the Redevelopment Plan and provide such
data as may be required for Preliminary Site Plan applications. Partial and/or simultaneous
preliminary and final site plan applications may be entertained if requested by the
redeveloper. Site Plans shall be designed in accordance with the Township Ordinances
regulating sections for site plan design. In addition to any other Checklist requirements, a
complete application shall include the following:
B. An overall development plan (bubble diagram) for the Redevelopment Area in accordance
with bulk and site plan requirements of the ordinance that identifies acreage for each
Redevelopment Area, proposed land uses, building heights, floor area ratios, floor areas of
each building and the number of residential units.
C. Architectural elevations, renderings and floor plans conforming to the architectural design
standards for the Redevelopment Area
D. A streetscape plan for the residential and non-residential uses, indicating the overall
roadway design, locations and materials to be used, including pavements, trees, other
plantings, and any street furniture.
E. Traffic Circulation plan
F. A recreational sidewalk network for pedestrians and biking which links Redevelopment
Planning Area shall be provided. The recreational network may be constructed of asphalt.
G. Parking (including garages), loading and vehicular access plan.
H. Landscape, open space and recreation plan.
I. Utility plan.
J. Stormwater management plan
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7.4 FINAL SITE PLAN APPLICATION.
The applicant may submit to the Land Use Board a Final Site Plan application along with the
preliminary application or separately for any phase of development for which the applicant
wishes to proceed. Any Final Site Plan application shall be accompanied by sufficient site cross
sections to verify compliance with building height and all maps and other data required by the
Land Use Code and this Redevelopment Plan that are applicable to the phase or phases of
development for which Final Site Plan approval is requested.
7.5 PHASING PLAN SUBMISSION REQUIREMENTS
A. Approval of an overall Final Site Plan, with supporting documents for an individual Phase
(Redevelopment Area) is required prior to commencement of construction activity.
B. Traffic analysis. When development of an individual Redevelopment Planning Area is
proposed, a traffic circulation analysis shall be submitted to the Township Engineer to
analyze traffic conditions in the project vicinity and identify existing traffic conflict areas,
as well as the cumulative effect of traffic from the Redevelopment Planning Area on
adjacent and affected roadways. Requirements for circulation and signage will be required
by the Township Engineer.
C. In addition to approval for a Final Site Plan, an executed Redevelopment Agreement
between Redeveloper and the Township of Washington shall be required for that
Redevelopment Planning Area.
7.6 REDEVELOPER’S AGREEMENT
The Redeveloper shall enter into an agreement with the municipality pursuant to the provisions
of N.J.S.A. 40:55D-39 within 90 days of a memorialized Board resolution of final site plan
approval setting forth variations from ordinary standards for preliminary and final approval to
provide increased flexibility and promote mutual agreement between the applicant and the
municipality at the time of conceptual master site plan approval. The substance of the
Redeveloper’s Agreement shall be consistent with the laws of the State of New Jersey, the
Washington Land Use Code and the conditions and standards applicable to development in the
zone. The Redeveloper’s Agreement shall be in a form satisfactory to the Township Attorney,
and may include, but is not limited to, provisions relating to the following:
A. Building use and type of construction shall that provided in this Redevelopment Plan for
each Redevelopment Area described in this Redevelopment Plan.
B. Building layout shall be in general conformance with this Redevelopment Plan for each
of the Redevelopment Areas. It is important to note that building layout and associated
parking fields must be afforded flexibility if there is evidence of the constraints that soils
and geology provide. The presence of carbonate rock, with its inherent constraints to
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development, must be recognized. Adjusting for such constraints is considered to be
reasonable. Layout departures from the Redevelopment Plan should be provided with
specific rationale as to the reasons for the change in layout.
C. Signage: Criteria to ensure a harmonious signage design for the entire development,
which shall include lettering style, lighting standard types, sign material and sign
lighting.
D. Architecture: Architectural design standards to ensure that the development will result in
an aesthetically-harmonious design which may include external building materials,
fenestration, color, mechanical penthouse screening and roof appearance where visible
from adjoining buildings of higher elevation. Upon application by the Redeveloper and
upon approval of the Township Committee, architectural criteria may be revised from
time to time.
E. Lighting plan: to ensure a uniform lighting plan to provide safe and attractive lighting
for exterior roads, interior roads and driveways, parking lots, walkways and landscape
display lighting.
F. Landscaping: to ensure retention of natural vegetation, landscaping of parking areas,
landscaping of building sites and the screening of trash collection and removal areas,
buffering and wind shielding, Pedestrian and bike linkages between buildings and
Planning Areas to encourage free passage while discouraging conflict with vehicular
traffic.
G. Recreation: Active and passive recreational facilities, such as jogging and fitness trails,
passive sitting areas, tennis courts and other athletic facilities shall be provided for the
benefit of building occupants and members of the Hawk Pointe community. These shall
be shown on the concept plan and on each preliminary site plan.
H. Maintenance: Developer's obligation to maintain: provisions for maintenance and repair
by the developer, or his successors, of building exteriors, trash removal and maintenance
of internal roadways, landscaping, buffered areas and open spaces.
7.7 PLAN AMENDMENT
This Redevelopment Plan may be amended by the Township Committee from time to time upon
compliance with the requirements of state law. A non-refundable application fee shall be paid
pursuant to the fee schedule found in the municipal ordinance, unless the request is issued from
an agency of Washington Township. The Township Committee, at its sole discretion, may
require the party requesting the amendments to prepare a study of the impact of such
amendments, which study must be prepared by a professional planner licensed in the State of
New Jersey. Development of such Amended Redevelopment Plan must be approved by the
Land Use Board through the Final Site Plan process, after public notice pursuant to the
requirements for notice for Preliminary Site Plans.
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7.8. VARIANCE REQUESTS
A. The Washington Land Use Board may grant variances from the regulations 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 or
physical features uniquely affecting a specific piece of property, the strict application of
any bulk regulation adopted pursuant to this Redevelopment Plan would result in
peculiar practical difficulties to, or exceptional and undue hardship upon, the
Redeveloper.
B. The Washington Land Use 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 without substantial impairment of the intent and purpose of the
Redevelopment Plan.
C. An application for site plan approval shall provide public notice of such application and
shall further identify all requested “shall” variances from the regulations contained
herein.
D. Notwithstanding the above, no variances shall be granted that would permit a use or
principal structure not permitted by the Redevelopment Plan or an increase in the
maximum permitted floor area ratio or an increase in the maximum permitted height of a
principal structure by more than 10 feet or 10%, whichever is less, which can only be
modified by a duly adopted amendment to this Redevelopment Plan.
7.9 REQUESTS FOR DESIGN EXCEPTIONS
The Washington Land Use Board may grant exceptions from the “should” regulations contained
within this Redevelopment Plan as may be reasonable and within the general purpose and intent of
this Redevelopment Plan or if the literal enforcement of one or more provisions is impractical or
will exact undue hardship because of peculiar conditions related to the property in question.
7.10 SUBDIVISION AFTER SITE PLAN APPROVALS
A. Within the Redevelopment Area, subdivisions shall be prepared in accordance with the
requirements of the Municipal Land Use Law (N.J.S.A. 40:55D-1 et seq.) and shall be
submitted by the redeveloper for review and approval by the Township of Washington
Land Use Board.
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B. Upon granting of Final Site Plan approval on any of the eleven Redevelopment Areas, the
developer may apply to the Land Use Board for a subdivision of one or more individual
sections which have received, or are contemporaneously receiving Final Site Plan
approval. Although the overall minimum tract size and applicable tract setbacks must be
maintained, the layout and details of the subdivision must demonstrate that the proposed
individual Redevelopment Areas within the tract are of such size and geometry as to be
able to function as an integrated component within the development and also within the
abutting Redevelopment Area. In order to receive approval for the subdivision, the
following is required:
1) The applicant must demonstrate that the resulting lot would function as though the
subdivision had not occurred.
2) The applicant must provide a deed of conveyance, appropriate deed conditions,
easements and covenants, in perpetuity, in a form satisfactory to the Township
Attorney which assures the seamless function of the entire site.
3) The applicant shall execute a Developer’s Agreement.
4) The applicant must assure that adequate provisions have been made for the joint
and unrestricted use of all common on-site and off-site improvements, including
buildings and structures within the Redevelopment Area.
5) Adequate provisions must be demonstrated for the perpetual maintenance and
upkeep of on-site and off-site improvements, including lands, buildings and
structures pursuant to the terms of the Board conditions and the Developer’s
Agreement.
C. No building permits shall be issued for construction of buildings within the
Redevelopment Area until the Washington Land Use Board has granted Final Site Plan
approval for such improvements and all conditions of approval have been met.
D. The criteria for the consideration and approval of the site plan shall be conformance with
the requirements of this Redevelopment Plan, the site plan provisions of the Township of
Washington Land Use Ordinance and the executed Redevelopment Agreement between
the redeveloper and the Township of Washington.
7.11. AFFORDABLE HOUSING
A. Any redeveloper shall be required to build and set aside affordable housing, as part of any
redevelopment agreement between the redeveloper and the Township of Washington. At
least 15% to 20% of the residential units shall be set aside for affordable housing. Memory
care and assisted living facilities are viewed as an institutional use, similar to that of
hospitals and other care facilities. The percentage of affordable housing shall be established
by the Township Committee in a Developer’s Agreement. Moderate, Low and Very Low
income housing shall be provided in the proportion and with the bedroom mix required by
UHAC, any court-approved settlement agreements, and state law applicable at the time of
Final Site Plan approval, or as required by the Washington Township Committee as part of
its Developer’s Agreement.
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B. Phasing. Where development is expected to proceed in stages, there shall be a requirement
to maintain a reasonable mix of uses so as not to overbuild one use group. To meet that
objective, a suitable proportion of proposed non-residential development must accompany
any proposed residential development.
1) No more than 25% of the residential units may receive certificates of occupancy unless
25% of the non-residential square feet component for that Redevelopment Area has
received a building permit.
2) No more than 50% of the residential units may receive certificates of occupancy unless
50% of the total non-residential square feet component for that Redevelopment Area has
received a building permit and 25% of the total non-residential square feet component
for that Redevelopment Area shall have received a certificate of occupancy.
3) In order to receive a certificate of occupancy for 75% of the residential units, at least
75% of the total non-residential square feet component for that Redevelopment Area
shall have received a building permit and 50% of the total non-residential square feet
component for that Redevelopment Area shall have received a certificate of occupancy.
4) In order to receive 100% certificates of occupancy for residential units, 100% of the total
non-residential component for that Redevelopment Area must have received a building
permit and 90% of the non-residential square feet component for that Redevelopment
Area shall have received a certificate of occupancy.
7.12 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.
7.13 NON-DISCRIMINATION PROVISIONS
No covenant, lease, conveyance or other instrument shall be affected or executed by the Township
Committee or by any redeveloper or any of his successors or assignees, whereby the sale, lease, use
or occupancy of land within the Redevelopment Area is restricted because of race, creed, color,
sexual orientation or national origin. Appropriate covenants, running with the land in perpetuity,
shall prohibit any such restrictions and shall be included in the disposition instruments.
7.14 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 20 years from the
date of approval of this plan by the Township Committee.
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8. DEVELOPMENT REGULATIONS Amend the Ordinance and Zoning Map to add the Hawk Pointe Redevelopment Overlay District.
The Hawk Pointe Redevelopment Overlay District (HPRO) is intended to supplement and enhance
uses and services within the Hawke Pointe community, with a neo-traditional-style, mixed-use
development arrayed around active adult housing, workforce housing, memory care and assisted
living and retail and service uses. This core provides a living and working environment of
distinction. The new development should display sustainable site and building design and
emphasize excellence in all its dimensions and components. The Redevelopment Area is well
positioned to optimize fiscal benefits to the Township and promote healthy lifestyles and social
interaction as well as an increase in housing choices for this adult community.
In order to provide for the diversity for the need of this unique community, the Hawk Pointe
Redevelopment Overlay District, HPRO will include convenient, well-appointed for-sale and rental
housing, living arrangements for those who desire assisted living and memory care, boutique-scale
retail, open air restaurants and passive and active recreation areas for personal health and social
interaction. Small office space will support the local enterprises.
8.1 TARGET DEMOGRAPHICS
A. Many or the residential units within the Redevelopment Area shall be age-restricted to
the adult community of 55 years or older with children no younger than 19 years of age.
B. Certain residential Planning Areas may be designated as non-age restricted.
C. Retail uses may be offered without regard to targeting the senior demographic and is
intended to service the entire demographic profile of the region.
8.2 SITE DESIGN
A. Tract size, improved lot coverage, front, side and rear yard calculations shall be
calculated based on the entire Redevelopment Area and not with reference to the
particular land area devoted to any stage of redevelopment.
B. An integrated sidewalk system shall be provided throughout the Redevelopment Area
which facilitates pedestrian movements between and among various uses.
C. A minimum of 20% of the total land area of the tract shall be designated as active and
passive open space. The walking path, playgrounds and other areas for active or passive
recreation shall be included in the calculation of required open space.
D. Landscaped areas, buffers, watercourses, ponds, open drainage facilities and detention
basins shall be considered natural surface areas for the purpose of these calculations and
may be located within any required minimum yard area so long as required buffers are
planted.
E. A dense landscape buffer screen of 25 feet in width shall be installed where the district
abuts a single-family use.
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F. The arrangement of buildings, uses, parking areas and street setbacks shall be designed
to advance sound design principles.
G. Provisions such as cross easements shall be made to assure that all buildings and
improvements within the Redevelopment Area will operate as an integrated unit, despite
any diversity of ownership.
H. Where abutting a single-family residential zone, accessory buildings and accessory
structures shall not be closer than 25 feet to any side or rear property line.
I. All development plans shall conform to the design details and criteria set forth in
Washington Township Land Use Code. The Land Use Board shall have the authority to
grant variances and design waivers if these do not affect the intent and purposes of the
Redevelopment Plan or applicable law.
J. All essential service areas such as trash collection and storage shall be screened in such
a manner as not to be visible to the general public and wherever possible, located at the
rear of the building(s). Generators should be located on the interior of the site and
should not be located at or near pedestrian entrances.
K. Bicycle racks shall be provided on site at a rate of one bicycle storage space for every
100 automobile parking spaces or portion thereof.
8.3 PARKING
A. Parking facilities shall be at least 10 feet from the right-of-way line of any state
highway, and at least 25 feet from lands zoned for single-family residential use.
B. Parking facilities and driveways shall be at least ten feet from zone district lines.
8.4 TRAFFIC
A. Traffic studies for site plan applications shall be prepared to project the traffic volumes
affecting the state highway which will result from the development. In addition, an
updated study for on-site parking usage for each development phase shall be submitted.
B. Provisions for traffic improvements shall be studied for reasonable strategies for traffic
control to ensure that the level of service along Route 31 is within sound traffic
engineering practices.
C. Such traffic improvements (traffic signals, intersection widening and other
improvements) as are necessary to achieve acceptable post-development functioning, as
determined by the governing authority, shall be a condition of approval.
8.5 ARCHITECTURE
A. The required exterior design of buildings are identified below for each Redevelopment
Area.
B. All residential units that have a ground floor living area shall provide a maximum of
one bedroom on the ground floor.
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8.6 OTHER DEVELOPMENT REQUIREMENTS
A. All development shall be subject to the requirement that at least 15% of all dwelling
units shall be provided in accordance with affordable housing law, including bedroom
mix and income for very low, low and moderate-income households. UHAC
regulations and those provided by the former COAH regulations shall be complied with
and confirmed by the Developer’s Agreement with the Township Committee.
B. The minimum setback for accessory structures shall be 20 feet.
C. Landscaping should be provided at a rate which is consistent with the Land Use
Ordinance. In some circumstances of the environment, a full-width vehicular roadway
for cars may not be possible. In these cases, cart and pedestrian paths shall be provided.
D. The Hawk Pointe Redevelopment Overlay District consists of eleven Redevelopment
Areas within the designated Redevelopment Area as shown in Figure 3.
Figure 3
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9. REGULATIONS FOR THE REDEVELOPMENT AREAS:
9.1 REDEVELOPMENT PLANNING AREA 1
Redevelopment Area 1 is a linear strip of land that runs from Asbury Anderson Road to Route 31. It
contains approximately 22.43 acres. There are four neighborhoods designed to be around a
community green space. The density of Area 1 is 8 dwelling units per acre which may yield
approximately 179 dwelling units. The following are development requirements.
A. Permitted Principal Uses:
1) 2 story single-family homes, with front-loaded garages
2) 1.5 story Townhomes (Townhome A), with garages, being generally compatible with the
architecture.
3) 2 story Townhomes (Townhome B), with garages, being generally compatible with the
architecture.
4) 2.5 story Townhomes (Townhome C), with garages, being generally compatible with the
architecture.
B. Permitted accessory uses:
1) Other uses and structures customarily incidental to a principal permitted use.
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2) Public and private parking
3) Fences and walls not exceeding 6’ in height
4) Signs
5) Open space, passive recreation and recreational facilities such as gardens, bicycle
paths, jogging and fitness trails, passive sitting areas, tennis courts and other athletic
facilities.
C. The circulation and distribution of homes will be in general conformance with the Figure 3
provided in this Redevelopment Plan.
D. No more than 60% of Area 1 shall be 2.5-story Townhome C.
E. The dwellings in this area shall be age-restricted.
F. Maximum Permitted Height:
1) 1.5 story townhomes shall be limited 35 feet in height.
2) 2 story townhomes shall be limited 35 feet in height.
3) 2.5 story townhomes shall be limited 45 feet in height.
G. The maximum density within Area 1 is 10 dwelling units per gross acre.
H. Minimum building setback from an interior road or driveway shall be at least 22 feet
I. Minimum building setback from the perimeter of the Hawk Pointe tract shall be 25 feet.
J. The minimum building setback from a state highway is 75 feet.
K. The minimum building setback from Asbury-Anderson Road is 75 feet.
L. Maximum improved coverage: 40%
M. Primary building materials shall be stone, manufactured stone, vinyl, brick, clapboard.
Exclusive of doors and windows, at least 30% of the unit perimeter shall be of stone,
manufactured stone, or brick material.
N. Roof pitch and dormers comparable to example buildings below are permitted.
O. Articulating facades are required.
P. In order to provide continuity within the village, a significant commitment to handicap
accessible bike, cart and pedestrian connections to the commercial area of the village is a
critical and achievable component and shall be provided.
Q. A conversation area shall be included around the community green.
R. A roadway or cartway shall be provided to the PVD core area from Redevelopment Areas 1
and 2. A roadway shall be constructed unless there are environmental restrictions which
make a roadway impossible to construct.
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1.5 STORY TOWNHOME A
2 STORY TOWNHOME B
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2.5 STORY TOWNHOME C
AN EXAMPLE OF THE CONVERSATION AREA WITH COMMUNITY GREEN
\
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A ROADWAY OR A CARTWAY SHALL BE PROVIDED TO THE PVD CORE AREA FROM AREAS 1 AND 2.
9.2 REDEVELOPMENT PLANNING AREA 2
Redevelopment Area 2 abuts Redevelopment Area 1 and is located close to Route 31. Area 2
contains approximately 22 acres. The following are development requirements. Based on the
proposed density, approximately 220 dwelling units may be constructed.
A. Permitted Principal Uses:
1) 2.5 story Townhome C as shown below.
2) Hybrid Apartments (consistent in architecture of Hybrid Building D and Hybrid
Building E) shall be apartment structures that are accessed from a single, principal
congregation, lobby area that leads to corridors, stairways and elevators from the lobby
area to the residential unit. Residences may be rental or sale units.
B. Permitted accessory uses:
1) Other uses and structures customarily incidental to a principal permitted use.
2) Public and private parking
3) Fences and walls not exceeding 6’ in height
4) Signs
5) Open space, passive recreation and recreational facilities such as gardens, bicycle
paths, jogging and fitness trails, passive sitting areas, tennis courts and other athletic
facilities.
38
C. The circulation and distribution of homes will be in general conformance with the Figure 3
as provided in this Redevelopment Plan.
D. Apartment units in Area 2 shall not be restricted by age.
E. The maximum density for the Redevelopment Planning Area 2 is 10 dwelling units per gross
acre.
F. In all apartments within Redevelopment Planning Area 2, up to 50% of the apartments shall
be 2 bedroom units and the balance shall be 1-bedroom units.
G. The apartments shall be no less than 800 square feet in habitable area.
H. Maximum improved coverage is 40%
I. Parking under dwellings shall be provided, where feasible.
J. The architecture of the building shall be articulated, with an offset of at least five feet within
a span of no more than fifty feet.
K. Area 2 Hybrid Apartments (without parking under) shall be limited to 3 residential stories
and 45 feet in height.
L. Area 2 Hybrid Apartments (with parking under) shall be limited to 3 residential stories plus
one story that is for parking and not more than three dwelling units on the parking level and
50 feet in height.
M. Townhome C shall be limited to 2.5 stories and 45 feet in height.
N. Minimum building setback for the perimeter of the Hawk Pointe Redevelopment tract shall
be 50 feet where the lot abuts a single-family residential zone.
O. Minimum building setback from an interior road or driveway (other than the sewer treatment
plant) shall be 22 feet.
P. Minimum building setback of 75 feet shall be provided from a state highway.
Q. The architecture for Area 2 shall be Hybrid Building D (2.5 stories, plus a garage level) and
Hybrid Building E (3 stories, plus a garage level) as shown below in the Redevelopment
Plan. The architecture for 2.5 story Townhome C shall be as shown in this Redevelopment
Plan.
R. No more than three additional residential units on the garage level for both Hybrid Building
D and Hybrid Building E shall be permitted.
S. Building materials are to be stone, manufactured stone material and wood or Hardiplank.
T. In order to provide continuity throughout the village, a significant commitment to handicap
accessible bike, cart and pedestrian connections within the commercial area of the village
shall be provided. An amenity, such as a garden area, is recommended at the terminus of the
complex, at a circular driveway where there is ample parking for a shared community use
such as a garden.
U. The maximum length of a residential building in Area 2 shall be 150 feet.
V. Each unit shall be provided with a balcony or outside patio area.
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2.5 STORY TOWNHOME C
HYBRID BUILDING D
40
HYBRID BUILDING E
POSSIBLE COMMUNITY AMENITY, SUCH AS A COMMUNITY FLOWER AND VEGETABLE GARDEN
9.3 REDEVELOPMENT PLANNING AREA 3
The area shown as Area 3 is reserved for commercial uses that relate the 1.5 acres. It is a triangular
tract that is wedged between State Highway Route 31 and a Jersey Central Power and Light right of
way.
A. Permitted Principal Uses:
1) Retail shops and establishments, automotive sales and service, travel agencies, business and
professional offices, classroom activities such as art, exercise and computer-based
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education, banks and financial institutions, day care facilities, gyms, health clubs, day spas,
wellness counseling and similar establishments.
B. Permitted accessory uses:
1) Other uses and structures customarily incidental to a principal permitted use.
2) Public and private parking
3) Fences and walls not exceeding 6’ in height
4) Signs
5) Bus stop locations
C. The circulation and distribution of homes will be in general conformance with the Figure 3
provided in this Redevelopment Plan. The permitted use and parking field shall have its
principal access to Route 31, either directly or from a roadway having direct access to Route 31.
The permitted use, and its accessory support uses, shall be independent from the residential
circulation of Area 3.
D. The total maximum building area is 7,000 s.f.
E. Maximum improved coverage: 60%
F. Minimum building setback of the perimeter of the Hawk Pointe Redevelopment tract shall be 50
feet where the lot abuts a single-family residential zone or a different zone district.
G. Minimum building setback of 75 feet shall be provided from a state highway.
H. The architecture and materials for Area 3 shall be consistent with the architecture and materials
found in commercial buildings within the Planned Village District.
9.4 REDEVELOPMENT PLANNING AREA 4
Area 4 is at the southern gateway, to the south of the boulevard entry into Hawk Pointe Village.
Behind Area 4 is a driveway that leads to the sewer treatment plant. Redevelopment Area 4 is
shown to be comprised of two buildings. The buildings may also be combined into one building
so long as the development standards in this section met. This Redevelopment Area is
approximately 2.4 acres. Based on the proposed density, approximately 36 units may be
provided. The following are development requirements.
A. Permitted Principal Uses:
1) Ground Floor Uses. Retail and service uses consistent with permitted commercial uses in the
PVD zone, also including, but not limited to cafes and restaurants, business and
professional offices, classroom activities such as art, exercise and computer-based
education, banks and financial institutions, Pharmacies not exceeding 3,000 square feet,
excluding drive through facilities, adult and child day care facilities, gyms, health clubs,
day spas, wellness counseling and similar establishments, animal medical emergency
services.
2) Second Floor Uses. Apartments and offices are permitted on the second floor so long as the
offices are not co-mingled with apartments on an undivided corridor.
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3) Third Floor Uses. Apartments are permitted on the third floor.
B. Permitted accessory uses:
1) Other uses and structures customarily incidental to a principal permitted use.
2) Public and private parking
3) Fences and walls not exceeding 6’ in height
4) Signs
5) Open space, passive recreation and recreational facilities such as gardens, bicycle paths,
jogging and fitness trails, passive sitting areas, tennis courts and other athletic facilities.
6) Bus stop locations
C. The total maximum building area for the ground floor is 25,000 s.f.
D. The residential density is 15 dwelling units per gross acre.
E. Maximum improved coverage: 50%
F. Up to 50% of the units may be 2 bedroom and the balance shall be 1-bedroom units.
G. The apartments shall be at least 800 square feet in habitable area.
H. The dwellings in this area shall not be age-restricted.
I. Area 4 shall be limited to 3 stories and 45 feet in height.
J. Minimum building setback from a road or driveway (exclusive of the driveway that serves the
sewer treatment facility) shall be 22 feet.
K. Minimum building setback of the perimeter of the Hawk Pointe Redevelopment tract shall be 50
feet where the lot abuts a single-family residential zone.
L. Minimum building setback of 75 feet shall be provided from a state highway.
M. The architecture for Area 4 shall be generally consistent with the Mixed Use Building F, shown
below.
N. Building materials are to be brick, stone, manufactured stone and minor sections of vinyl or
clapboard. Excluding windows, garages and doorways, each structure shall have a Minimum of
30% of the building in stone, manufactured stone and/or brick.
O. In order to provide continuity throughout the village, a significant commitment to handicap
accessible bike, cart and pedestrian connections within the commercial area of the village shall
be provided.
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CONCEPT OF MIXED USE BUILDING F
EXAMPLE OF AMBIANCE OF THE STREET
9.5 REDEVELOPMENT PLANNING AREA 5
Area 5 is at the southern gateway, to the south of the boulevard entry into Hawk Pointe village. The
approximate acreage for this Redevelopment Area is 2 acres. The following are development
requirements. The number of residential apartments may be approximately 30 units
A. Permitted Principal Uses:
1) Retail and service uses consistent with permitted commercial uses in the PVD zone, also
including, but not limited to cafes and restaurants, business and professional offices,
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classroom activities such as art, exercise and computer-based education, retail stores,
banks and financial institutions, pharmacies not exceeding 3,000 square feet, adult and
child day care facilities, gyms, health clubs, day spas, wellness counseling and similar
establishments on the ground floor, animal medical emergency services.
2) Apartments and offices on the second floor as long as the offices are not co-mingled
with apartments on an undivided corridor.
3) Apartments on the third floor.
B. Permitted accessory uses:
1) Other uses and structures customarily incidental to a principal permitted use.
2) Public and private parking
3) Fences and walls not exceeding 6’ in height
4) Signs
5) Open space, passive recreation and recreational facilities such as gardens, bicycle paths,
jogging and fitness trails, passive sitting areas, tennis courts and other athletic facilities.
6) Bus stop locations
C. The maximum building area on the ground floor is 20,000 s.f.
D. Maximum residential density shall be 15 dwelling units per gross acre.
E. Maximum improved coverage: 50%
F. Up to 50% of the units may be 2 bedroom and the balance shall be 1-bedroom units.
G. The floor apartments shall be no less than 800 square feet in habitable area.
H. The dwellings in this area shall be age-restricted.
I. Area 5 shall be limited to 3 stories and 45 feet in height.
J. Minimum building setback from an interior road or driveway shall be at least 15 feet.
K. Minimum building setback of 75 feet shall be provided from a state highway.
L. The architecture for Area 5 shall be consistent in design with the Mixed Use Building F as
shown below in the Redevelopment Plan.
M. Building materials are to be stone, manufactured stone, vinyl and/or brick material.
Clapboard and wood may be used for minor building treatment. Excluding windows,
garages and doorways, each structure shall have a Minimum of 30% of the building in
stone, manufactured stone and/or brick.
N. In order to provide continuity throughout the village, a significant commitment to handicap
accessible bike, cart and pedestrian connections within the commercial area of the village
shall be provided.
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MIX USE BUILDING F
.
9.6 REDEVELOPMENT PLANNING AREA 5.1
Area 5.1 lies along Clubhouse Drive and near the ShopRite. Redevelopment Area 5.1 is
approximately 1.6 acres. The following are development requirements.
A. Permitted Principal Uses:
1) Restaurants
2) Offices
3) Child and adult day care centers
4) Retail shops
5) Animal emergency medical services
B. Permitted accessory uses:
1) Other uses and structures customarily incidental to a principal permitted use.
2) Public and private parking
3) Fences and walls not exceeding 6’ in height
4) Signs
5) Bus stop locations
C. The maximum building area is 8,000 s.f.
D. Maximum improved coverage: 60%
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E. Minimum building setback from an interior road or driveway shall be at least 25 feet.
F. The architecture for Area 5.1 shall be consistent in design with the Planned Village District.
G. Building materials are to vinyl, stone, manufactured stone and/or brick material. Clapboard and
wood may be used for minor building treatment. Excluding windows, garages and doorways,
each structure shall have a Minimum of 30% of the building in stone, manufactured stone and/or
brick.
9.7 REDEVELOPMENT PLANNING AREA 6
Area 6 is located across from existing homes located on Falcon Way. The approximate acreage for
this is 2.5 acres. Visual compatibility with these homes is viewed as a crucial design element. Also
considered is that it is across from Area 8 and Area 9, which are two areas that are considered to be
suitable for higher density apartments and a memory-care/assisted living facility The following are
development requirements. The build out for this acreage is approximately 25 units.
A. Permitted Principal Uses:
1) Two-story row homes, with garages, which shall face Falcon Way (Building G)
2) Three-story row homes, with garages, across from Area 8 and Area 9 (Building H)
B. Permitted accessory uses:
1) Other uses and structures customarily incidental to a principal permitted use.
2) Public and private parking
3) Fences and walls not exceeding 6’ in height
4) Signs
5) Bus stop locations
C. Row homes shall be of the architectural style shown for Building G and Building H, as
shown below.
D. A maximum density of 10 dwelling units per gross acre shall be permitted.
E. Maximum improved coverage: 40%
F. Townhomes shall be 1800 sf - 2100 s.f. and shall have rear-entry two car garages.
G. The dwellings in this area shall be age-restricted.
H. Area 6 shall be limited to 2 stories and 35 feet in height for units facing Falcon Way
I. Buildings in Area 6 facing the extended boulevard shall be limited to 3 stories and 45 feet.
J. Minimum building setback from a road or driveway shall be at least 15 feet.
K. Building materials are to be vinyl, stone, manufactured stone, brick and/or clapboard.
Excluding windows, garages and doorways, each structure shall have a Minimum of 30% of
the building in stone, manufactured stone and/or brick.
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L. In order to provide continuity within the village, a significant commitment to handicap
accessible bike, cart and pedestrian connections to the commercial area of the village is a
critical and achievable component of Area 6 and shall these amenities shall be provided.
2 STORYROW HOME BUILDING G 3 STORY ROW HOME BUILDING H
An area for passive or active exercise is a suitable addition within Area 6. Bocce and exercise
stations for those who wish to have a ‘pocket park’ amenity conveniently located in immediate
proximity to their home. An example of exercise station equipment is shown here.
Exercise Station Examples
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Exercise Station Example
9.8 REDEVELOPMENT PLANNING AREA 7
Area 7 is located to the north of the ShopRite Supermarket and to the south of the existing
dwellings on Clubhouse Road. The area contains approximately 4.2 acres. Compatibility with the
existing residential neighborhood is crucial to maintain the quality of the neighborhood. The
following are development requirements. The build out for townhomes for this Planning Area is
approximately 34 units.
A. Permitted Principal Uses:
1. 1.5-story Townhome A, with garage.
2. 2-story Townhome B.
B. Permitted accessory uses: 1) Other uses and structures customarily incidental to a principal permitted use.
2) Public and private parking
3) Fences and walls not exceeding 6’ in height
4) Signs
5) Open space, passive recreation and recreational facilities such as gardens, bicycle paths,
jogging and fitness trails, passive sitting areas, tennis courts and other athletic facilities.
C. A maximum density of 8 dwelling units per gross acre shall be permitted.
D. The dwellings in this area shall be age-restricted.
E. Buildings in Area 7 shall be limited to 2 stories and 35 feet in height.
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F. Minimum building setback from an interior road or driveway shall be at least 50 feet.
G. Maximum improved coverage: 40%.
H. The architecture for Area 7 shall be consistent with Townhome A and Townhome B, shown
below.
I. Primary building materials shall be vinyl, stone, manufactured stone, brick and/or clapboard.
Excluding windows, garages and doorways, each structure shall have a Minimum of 30% of
the building in stone, manufactured stone and/or brick.
J. Roof pitch, and dormers comparable to example building below are permitted.
K. The building shall be articulated, with an offset of at least five feet within a span of no more
than fifty feet.
L. In order to provide continuity within the village, a significant commitment to handicap
accessible bike, cart and pedestrian connections to the commercial area of the village is a
critical and achievable component of Area 7 and shall these amenities shall be provided.
M. A conversation area shall be included in the site plan for Area 7.
N. This Planning Area shall include a conversation area and bike, cart and pedestrian
connectivity to the commercial section of the village.
1.5 STORY TOWNHOME A
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2 STORY TOWNHOME B
A CONVERSATION AREA SHALL BE CONSTRUCTED
9.9 REDEVELOPMENT PLANNING AREA 7.1
Area 7.1 is located to the north of Redevelopment Area 7 and directly across from the ShopRite
Supermarket and immediately to the south of the existing Clubhouse. The area contains
approximately 1.5 acres. The following are development requirements.
A. Permitted Principal Uses:
1) Hotels and Lodging facilities
2) Wellness facilities
3) Adult and child day care facilities
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B. Permitted accessory uses:
1) Offices
2) Bars
3) Cafeteria services
4) Conference rooms
5) Gift shops
6) Other uses and structures customarily incidental to a principal permitted use.
7) Public and private parking
8) Fences and walls not exceeding 6’ in height
9) Signs
10) Bus stop locations
C. The maximum building area of the ground floor shall be 10,000 square feet.
D. Area 7.1 shall be limited to 3 stories and 45 feet in height.
E. Maximum impervious coverage: 50%
F. Minimum building setback from an interior road or driveway shall be at least 20 feet.
G. The architecture for Area 7.1 shall be consistent in design with the architecture of the Planned
Village District.
H. Building materials are to stone, manufactured stone and brick material. Clapboard and wood can
be use for minor building treatment. Excluding windows, garages and doorways, each structure
shall have a Minimum of 30% of the building in stone, manufactured stone and/or brick.
I. In order to provide continuity throughout the village, a significant commitment to handicap
accessible bike, cart and pedestrian connections within the commercial area of the village shall
be provided.
9.10 REDEVELOPMENT PLANNING AREA 8
Redevelopment Area 8, located between Redevelopment Area 4 and Redevelopment Area 9
comprises approximately 2.5 acres. Redevelopment Area 8 offers an outstanding example of
integrating life’s opportunities and challenges as a population ages and becomes increasingly
dependent on others while holding onto ones personal independence that is so very important.
Unlike the conventional institutions of Assisted Living and Memory Care, which are often isolated
from the general population and may require leaving friends and familiar surroundings, Area 8
offers something different. The buildings in Redevelopment Area 8 are integrated into the fabric of
the commercial and senior community of Hawk Pointe. It offers a living arrangement that supports
life transition in familiar surroundings and within an environment that includes the general public.
Street-level commercial is conveniently located on the ground floor of the Assisted Living facility.
These commercial uses are an extension of the commercial uses found in Redevelopment Areas 4
and 5. First floor restaurants, retail shops and personal services are used by the general public as
well as by those living in either of the buildings. Visiting friends and relatives will be encouraged to
walk the generous sidewalks along the boulevard with the resident and together experience the wide
variety of options that the town commercial center offers. It is hoped that the residents of these
52
buildings will be indistinguishable from the members of the general public. The following are
development requirements.
A. Permitted Principal Uses:
1) Assisted Living: Ground Floor:
2) Restaurants, retail, office, wellness and personal service uses consistent with permitted
uses in the PVD zone: Ground Floor
3) Assisted Living Apartments: Second Floor
4) Assisted Living Apartments: Third Floor Uses.
5) Beds and lodging for Memory Care for Alzheimer patients, medical memory support
services: Permitted on all floors of the Memory Care building
B. Permitted accessory uses:
1) Other uses and structures customarily incidental to a principal permitted use.
2) Public and private parking
3) Fences and walls not exceeding 6’ in height
4) Signs
5) Medical support services, office, cafeteria, lounges and conference areas.
6) Bus stop locations
C. As viewed from the street, the Assisted Living facility shall have the general streetscape
character as shown for Building I and Building J.
D. A commercial leasable area shall have a maximum of 30,000 square feet shall be permitted on
the ground floor only, (below the Assisted Living apartments). The location shall be on the
boulevard as shown on Figure 3.
E. A total maximum of 100 Assisted Living units are permitted in the facility,
F. Up to 50% of Assisted Living units shall be 2 bedroom units and the balance shall be 1-bedroom
units.
G. The upper floor units in an Assisted Living facility shall be no less than 800 square feet in
habitable area. The maximum size of the apartment in an Assisted Living facility shall be no
greater than 1,200 s.f.
H. Memory Care shall be located in proximity to the Assisted Living facility in general
conformance with Figure 3 and may have a maximum of 30 units.
I. Maximum improved coverage 60%
J. The units in the Assisted Living facility and Memory Care facility shall not be age-restricted.
K. Redevelopment Area 8 shall be limited to 3 stories and 45 feet in height.
L. Minimum building setback from a road or driveway shall be at least 15 feet.
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BUILDING I
AREA 8 AMBIANCE EXAMPLE
BUILDING J
AREA 8 AMBIANCE EXAMPLE
9.11 REDEVELOPEMENT PLANNING AREA 9
Redevelopment Area 9 is located to the east of Area 8 which is to have townhomes similar to those
in Redevelopment Area 6 across the boulevard. The approximate gross acreage for this is 3 acres.
Visual compatibility of these homes with the homes across the boulevard in Redevelopment Area 6
54
is viewed as a beneficial design element. Based on the acreage in this Planning Area, approximately
30 dwelling units may be constructed. The following are development requirements.
A. Permitted Principal Uses:
1) Two-story row homes, with garages, generally consistent in design to Building G for
buildings which do not face the boulevard or the extension of the boulevard road.
2) Three-story row homes, with garages, generally consistent in design to Building H for
buildings which front on the boulevard or the extension of the boulevard road.
B. Permitted accessory uses:
1) Other uses and structures customarily incidental to a principal permitted use.
2) Public and private parking
3) Fences and walls not exceeding 6’ in height
4) Signs
5) Bus stop locations
C. Row homes shall be of the architectural style shown for Building G and Building H, as
shown below.
D. A maximum density of 10 dwelling units per gross acre shall be permitted.
E. Maximum improved coverage: 40%
F. Townhomes may be 1800 sf - 2100 s.f. and shall have rear-entry two car garages.
G. The dwellings in this Redevelopment Area shall be age-restricted.
H. Buildings in Area 9 facing the extended boulevard road shall be limited to 3 stories and 45
feet in height.
I. Buildings that do not face the boulevard may be 2 stories and 35 feet in height.
J. Minimum building setback from a road or driveway shall be at least 15 feet.
K. Building materials are to be stone, vinyl, manufactured stone, brick or clapboard. Excluding
windows, garages and doorways, each structure shall have a Minimum of 30% of the
building in stone, manufactured stone and/or brick.
L. In order to provide continuity within the village, a significant commitment to handicap
accessible bike, cart and pedestrian connections to the commercial area of the village is a
critical and achievable component and shall be provided.
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REDEVELOPMENT AREA 9 REDEVELOPMENT AREA 9
ROW HOME BUILDING G ROW HOME BUILDING H
SUMMARY OF TOTAL RESIDENTIAL HOUSING IN REDEVELOPMENT AREA
PLANNING
AREA
APPROXIMATE
NO. OF UNITS
ESTIMATED
SALES
ESTIMATED
RENTALS
1 179 179 0
2 220 0 220
3 0 0 0
4 36 0 36
5 30 0 30
5.1 0 0 0
6 25 25 0
7 34 34 0
7.1 0 0 0
8 Assisted Living &
Memory
100 & 30
N/A
N/A
9 30 0 30
TOTAL 238 316