HAMILTON STREET CORRIDOR

Transcription

1 HAMILTON STREET CORRIDOR MASTER PLAN UPDATE TOWNSHIP OF FRANKLIN Smerset Cunty, New Jersey April 2015

2 HAMILTON STREET CORRIDOR MASTER PLAN UPDATE TOWNSHIP OF FRANKLIN Smerset Cunty, New Jersey Prepared fr: Hamiltn Street Advisry Bard, Twnship f Franklin Planning Bard, Twnship f Franklin Prepared by: Mark Healey, PP, AICP Directr f Planning Franklin Twnship In cnsultatin with: Vincent Dminach Executive Directr Hamiltn Street Advisry Bard The riginal f this reprt was signed and sealed in accrdance with N.J.S.A. 45:14A-12. Mark Healey, P.P. #5803

3 Intrductin The Twnship's Hamiltn Street Advisry Bard (HSAB) was frmed in 2014 t prvide guidance n the Twnship's cntinued effrts t revitalize the Hamiltn Street crridr. The vting membership f the HSAB is cmprised f Hamiltn Street prperty wners, Hamiltn Street business wners, a Hamiltn Street resident and ne at-large member. Nn-vting member f the HSAC include the Mayr and three Cuncil members as well as varius Twnship emplyees including the Twnship Manager. Upn its frmatin, the HSAB cnducted an analysis f the weaknesses and threats that may negatively affect the Twnship's ability t revitalize Hamiltn Street and identified the varius pprtunities and strengths that may be capitalized upn in these effrts. One f the high pririty bjectives identified was the desire/ need t spur revitalizatin thrugh private investment and redevelpment with the zning f the area being identified as a weakness that was pssibly thwarting private redevelpment in the area. The HSAB established a zning subcmmittee t investigate this matter and t ffer zning recmmendatins. That investigatin resulted in the prductin f a reprt frm the HSAB t the Twnship Planning Bard utlining the HSAB's analysis f the Hamiltn Street zning and their recmmended zning changes fr the area. As requested, the Planning Bard has reviewed this matter. This Master Plan Update utlines the zning amendments recmmended by the Planning Bard t encurage revitalizatin f the Hamiltn Street crridr thrugh private investment and redevelpment. Upn adptin by the Planning Bard in accrdance with the New Jersey Municipal Land Use Law, this dcument shall cnstitute amendment t the Land Use Plan Element f the Twnship Master Plan. Appendix 1 cntains a draft rdinance that wuld implement the recmmendatins f this Master Plan Update. 1

4 Figure 1: The Hamiltn Street Crridr Overview f Existing Zning/ Visin The Twnship's visin fr the Hamiltn Street crridr (as seen frm existing zning and design guidelines) is t fster the develpment f an attractive, pedestrian-friendly, mixed-use "main street" type envirnment. This is evidenced by the fllwing: Permitted Uses Permitted uses are generally cnsistent with "main street" areas. The zne allws a wide variety f retail stres and persnal service uses, restaurants, prfessinal ffices, mixed-use buildings, etc. cnsistent with such an area. The zne requires that cmmercial uses be permitted nly when frnting Hamiltn Street which encurages the develpment f retail and ther cmmercial uses alng Hamiltn Street as a cmmercial crridr. Bulk Standards Bulk standards are generally cnsistent with "main street" areas 2

5 lt size: The zne permits small-scale cmmercial and mixed-use develpments - i.e., minimum lt size f nly 10,000 square feet (1/4 acre) cmpared t 2 acres fr GB zne frnt setback: The HBD zne requires that develpment alng Hamiltn Street and intersecting streets be built at, r clse t, the street line. side and rear setbacks: The required rear and side setbacks are very frgiving (e.g., as little as 0 ft side yard if adjining lt has n setback; 20 ft rear) and cnsistent with such cmmercial areas. cverage: The building (lt) and impervius cverages are relatively high at 40% and 85% respectively, typical fr such cmmercial areas. Parking Requirements The parking requirements are unique t the Hamiltn Street zne and encurage develpment that is cnsistent with the Twnship's visin fr the area as a pedestrian-friendly, mixed-use "main street" type envirnment Nnresidential uses in the HBD zne (3 spaces per 1,000 square feet) is significantly lwer than ther cmmercial znes (e.g., highway-riented retail develpment in the G-B zne) and acknwledges, t sme degree, the availability f n-street parking supply. Prvided parking in the zne shall nt exceed minimum requirements by mre than 20%, which acknwledges existence f n-street parking and discurages verparking which detracts frm main street character. 3

6 The zne prvides varius ptins fr prviding parking fr nnresidential uses (nt available in ther cmmercial znes and cnsistent with a "main street" type envirnment): n-site ff-site lcatin within 1,500 feet walking distance in-lieu cntributin shall be made t a capital imprvement t the Twnship fr the purpse f cnstructing n-street and ff-street public parking facilities within HBD Per RSIS: all residential parking must be prvided n-site Design Standards Zning Ordinance cntains main street cnsistent design standards unique t Hamiltn Street including the fllwing: Rf design - rf pitch (lw pitch rf discuraged) - use f crnices n flat rf encuraged - discurages lng uninterrupted rf lines Physical plant - screening f HVAC, etc. thrugh architectural treatment (e.g., parapet walls) Design standards fr strefrnt/ façades - encurages use f architectural treatments that define building entrances - encurages recessed drways - encurages large retail display windws n first flr (at least 50% f façade) - display windw (with paneled bulkhead belw) - requires retail entrances facing Hamiltn Street 4

7 Overall Findings Design standards fr security grilles/ rll-up drs - designed t nt detract frm building architecture r streetscape - required - inside f windw and 60% nn-slid Design standards fr awnings and canpies - attractively designed awnings are encuraged - permitted t prject ver the public sidewalk when business pen (7.5 feet min. height) - dimensinal standards - n internally illuminated r backlit awnings Sign requirements specific t the HBD - unique standards fr building-munted signs (size, dimensins, placement) - standards fr secndary wall-munted signs (businesses n crner lts, side r rear entrances facing parking lts) - use f building-munted signage encuraged while freestanding sign severely restricted (nly n buildings setback 20+ feet) - apprpriate and typical fr a main street - allws prjecting signs (subject t certain standards, permitted t prject ver sidewalk, nt permitted in ther districts) - signage permitted n awning subject t certain requirements (limitatins n the placement and dimensins f signage n awnings) - sandwich bard signs permitted Overall, the zning f Hamiltn Street is nt impeding the develpment f Hamiltn Street in a manner cnsistent with the attractive, pedestrian-friendly, mixed-use "main street" type envirnment. In fact, the zning specifically allws and encurages such develpment. In a general sense, the zning fr Hamiltn Street is nt "brken." It permits the types f uses that shuld be encuraged in the area and has bulk standards (e.g., lt area, setbacks, cverage, etc.) and design standards that are typical and apprpriate fr a "main street' envirnment. Hwever, clearly the market has nt respnded (i.e., redevelping prperties alng the crridr) t the degree desired Changes t the zning rdinance are needed t further encurage private redevelpment cnsistent with the visin fr Hamiltn Street as an attractive, pedestrianfriendly, mixed-use "main street" type envirnment. 5

8 Zning Evaluatin Recmmended Zning Amendments Depth f the HBD, alignment f the HBD, its alignment with the Special Imprvement District (SID) Existing depth (200 feet minimum; significantly deeper in places) is nt an impediment t develpment Many mdern develpments (Independence Crssing, Rite Aid, New Millennium Bank) have been built n lts with 200 ft depth (r less). Other nearby develpments (Walgreens, KFC, QuickMart) are als 200 feet deep r less Mst recent develpers have chsen t build 100 feet deep (i.e., nt purchase the residential lts frnting n the back street) even thugh the zning allwed them t g 200 feet r mre in depth Back streets impede further expansin f HBD depth alng significant part f the crridr. 200 feet is mre than enugh fr develpment f a mixed-use r cmmercial develpment with parking in the rear and/r side. Much f the cmmercial zning alng Hamiltn Street was 100 feet in depth. The creatin f HBD zne crrected that. There are a number f prperties n the periphery f the HGD zne that shuld incrprated int it t allw their future redevelpment cnsistent with the visin f the Hamiltn Street district (see recmmended zne changes n fllwing page). Alignment f the Special Imprvement District (SID) They dn't need t align. It is perfectly acceptable fr there t be ther zning districts invlved in the SID (e.g., the OP and GB znes alng Franklin Bulevard) if characteristics f thse areas (e.g., existing land use, site characteristics, lcatin in crridr, frntage n Franklin Bulevard) warrant zning ther than HBD The "misalignments" alng the sutherly and nrtherly sides f crridr are (r part f) residential prperties, thus having n real effect. 6

9 Recmmendatins: HBD zne: place the QuickMart site and ffice building behind in the HBD zne (frm OP) t allw their redevelpment per the zne. The Zning Map shuld be amended t change the designatin f the fllwing prperties frm O-P (Office-Prfessinal) t HBD (Hamiltn Street Business District): Lts 1.01 and 1.02 in Blck 290. HBD zne: extend dwn east side f Franklin Bulevard t allw their redevelpment per the zne. The Zning Map shuld be amended t change the designatin f the fllwing prperties frm G-B (General Business) t HBD (Hamiltn Street Business District): Lts 1 thrugh 16 in Blck 133; and Lts 1 thrugh 31 in Blck 134. HBD: add cmmercial/ industrial site at end f Mark St t allw its redevelpment (alng with Jhn Plaza) pursuant t HBD zne. The Zning Map shuld be amended t change the designatin f the fllwing prperties frm R-7 (Residential) t HBD (Hamiltn Street Business District): Lt 63 in Blck 154. SID: eliminate prtin f CMMU zne (residential prperties within the Redevelpment Area) frm the SID (i.e., Lts 3-15 in Blck 128) SID: include the Sts. Peter and Paul site(i.e., Lts 1, 2, 3 and 9.02 in Blck 189) Permitted intensity and density f develpment - ptential "incentive zning" appraches that culd encurage further investment, revitalizatin and redevelpment The current building height limitatin is 2-1/2 stries and 40 feet. A number f recent develpment apprvals in the crridr have each sught variances t g up t 3 stries (while maintaining cmpliance with the 40 ft maximum) 7

10 Permitting increased building height can act as a significant incentive t apprpriate private redevelpment. Hwever, with increase building height there wuld be a need fr a larger site in light f: increased parking demand and ther site demands incentive t encurage develpers t utilize/ redevelp mre f the zne Recmmendatins: Keep "base" building height limitatin at 2-1/2 stries (40 feet) Allw increase t 3 stries (40 feet) withut change t minimum lt area prvided: units cntain n mre than 2 bedrms and minimum requirement fr 1-bedrm units Such a requirement wuld allw additinal flexibility while at the same time encuraging residential use (e.g., smaller units attractive t yung prfessinals r ther smaller husehlds) that shuld be encuraged fr the revitalizatin f the area. Allw increase t 4 stries (45 feet) prvided: units cntain n mre than 2 bedrms and minimum requirement fr 1-bedrm units develpment site is at least 40,000 square feet (rughly 1 acre) in size develpment site full 200 ft depth and frntage Similar t the abve, such a requirement wuld allw additinal flexibility while at the same time encuraging residential use (e.g., smaller units attractive t yung prfessinals r ther smaller husehlds) that shuld be encuraged fr the revitalizatin f the area. The larger lt area, depth and frntage requirements acknwledge the larger land area needed t accmmdate a larger scale develpment (e.g., ff-site parking requirement, drainage, etc.) and als address the bjective f encuraging develpers t revitalize larger prtins f the crridr. Permitted Uses Overall, permitted uses are cnsistent with a "main street" crridr (retail, restaurant, ffice, mixed-use, etc.). Hwever, there are a number f permitted uses that shuld be eliminated as they are nt cnsistent with the Twnship's visin f the crridr as an attractive, pedestrian-friendly, mixed-use "main street". Recmmendatins: Eliminate stand-alne twnhuse, apartments and independent senir living facilities as permitted uses in the HBD zne. The zne shuld require mixed-use 8

11 develpment - i.e., nly permit residential use when prvided with first flr cmmercial (require entire first flr t be cmmercial). Single- and tw-family dwellings are permitted thrughut the district (including frnting n Hamiltn Street). The existence f these units impedes the build-ut f Hamiltn Street as a "main street" crridr. It is recmmended that the rdinance be amended t eliminate tw-family dwellings as permitted uses thrughut the district and eliminate single-family dwellings as a permitted use frnting n Hamiltn Street (i.e., encurage their cnversin/ redevelpment t cmmercial r mixed use). Eliminate "cntractr design-build peratin" as a cnditinal permitted use Add "utdr dining" as a permitted accessry use Required bulk requirements (e.g., setback, cverage, building height) As indicated abve the bulk requirements (lt size, setbacks, cverages) are cnsistent with, and encurage, "main street" develpment Recmmendatin: Increase 40% building (lt) cverage limitatin t 50%, maintain 85% impervius cverage limitatin. Since it is anticipated that the majrity f the n-site parking will be in the frm f surface parking, it is recmmended that lt cverage be capped at 50% in rder t reserve space n each lt fr such purpses. Hwever, it is pssible that future develpment prpsals may prpse structured r undergrund parking. In such instances a higher lt cverage may be feasible (while still prpsing the same r mre n-site parking than wuld be prvided by surface parking alne). Hwever, rather than develp a separate lt cverage standard in the rdinance fr develpments that invlve structured r undergrund parking, the apprving bard shuld determine whether t grant a variance t exceed the 50% lt cverage standard fr such develpments n a case-by-case basis based upn the merits f the prpsal. Parking requirements Free public parking is prvided by n-street parking alng the crridr Hwever, withut mre extensive public parking supply (e.g., separate surface lts) develpers must be required t prvide parking in sme manner (i.e., having n parking requirements as in sme "main street" areas wuld nt wrk alng Hamiltn Street) 9

12 In light f the existence f n-street parking supply and the "main street" envirnment, the parking requirements are mre lenient than required elsewhere and, apprpriately, allw flexibility (e.g., ff-site and payment in-lieu) nt allwed elsewhere Recmmendatins: Clarify parking requirements in HBD District (Sectin ) that parking fr residential uses and ADA must be prvided n-site (per RSIS - with ptential exceptin belw) with cmmercial spaces prvided flexibility already prvided by the rdinance. Allw the apprving bard, n a case-by-case basis, t reduce the parking requirements fr 1-bedrm and/r 2-bedrm units belw that required by RSIS prvided the applicant prves that a lwer parking rati is warranted based upn the expected ccupancy f the develpment and/r ther relevant factrs. The apprving bard shuld be permitted t place cnditins n the apprval f the develpment it deems necessary t ensure that the factrs presented in supprt f the lwer parking rati remain in place (e.g., deed restrictin n ccupancy). Such a requirement acknwledges the pssibility that lwer parking demand may result fr such unit types and may encurage develpers t build efficiency, 1- bedrm and 2-bedrm units (e.g., apartments geared twards students and yung prfessinals). Streetscape and design guidelines The rdinance cntains design standards unique t Hamiltn Street that are typical and apprpriate fr a "main street' envirnment Recmmendatins: The rdinance shuld be amended t supplement design standards with mre illustratins/ diagrams. Develpers want t knw what is expected f them. Mre illustrative design standards will better cmmunicate the Twnship's expectatins and better infrm develpers. Signage The design standards shuld be updated t cntain site layut design standards - e.g., building frnting Hamiltn Street and side street, parking t the rear, limit n frntage ccupied by parking, n parking at crners, screening f parking alng frntage; standards fr drive-thru facilities 10

13 Zning Ordinance cntains signage requirements unique t Hamiltn Street that are typical and apprpriate fr a "main street' envirnment Recmmendatins: Prhibit freestanding signage. Existing signs wuld be grandfathered. 11

14 APPENDIX 12

15 ORDINANCE NO. AN ORDINANCE AMENDING THE CODE OF THE TOWNSHIP OF FRANKLIN, COUNTY OF SOMERSET, STATE OF NEW JERSEY, MORE PARTICULARLY CHAPTER 112, DEVELOPMENT, TO AMEND THE ZONING IN AND AROUND THE HAMILTON STREET BUSINESS DISTRICT. SUMMARY This rdinance amends zning requirements develped by the Hamiltn Street Advisry Bard and endrsed by the Twnship Planning Bard via adptin f a Master Plan Update fr the area. These amendments are intended t further the Twnship's cntinued effrts t revitalize the Hamiltn Street crridr by encuraging apprpriate private investment and redevelpment in the area that is cnsistent with the Twnship's visin fr the area as an attractive, pedestrian-friendly, mixed-use "main street" area. BE IT ORDAINED by the Twnship Cuncil f the Twnship f Franklin, Cunty f Smerset, State f New Jersey as fllws: SECTION I Chapter 112, Land Develpment Article III, General Zning Regulatins, Schedule 1, Permitted Uses, is amended as fllws t delete "tw-family dwellings" as permitted principal uses in the Hamiltn Street Business District (HBD) zne, t add ftnte (3) which will specify that "single-family dwellings" shall be permitted nly when nt frnting Hamiltn Street; t delete accessry uses assciated with such residential uses, and t delete "Cntractr design-build peratin," "Apartments," "Twnhuses," and "Independent senir living facility" as permitted cnditinal uses in the HBD zne: DISTRICT CATEGORY HBD Hamiltn Street Business District PRINCIPAL USES Retail gds and service stres, except bdy art establishments including but nt limited t: fd, drugs, drink, husehld supplies, hme appliance stres, barber and beauty shps, she repair and tailr shps, dry cleaning shps, banks and restaurants. ² Mixed-use buildings² Eating and drinking establishments ² Restaurants ² Prfessinal ffices ² Funeral Hmes ² Quasi-public r private club r fraternity ² Single-family dwellings 3 Tw-family dwellings Adult day care ² Child-care facility ² Administrative and dispatch ACCESSORY USES Uses custmarily incidental and subrdinate t the principal use Signs (See Sectin ) Outdr dining Private garages Private swimming pls Hme ccupatins CONDITIONAL USES Public utility installatins Cntractr design-build peratin Twnhuses Apartments Churches and ther similar places f wrship Independent senir living facility

16 services excluding the idling, parking, strage, service, fueling r repair f vehicles used in such service r site (1) Farming peratins as set frth in Article XXI, Right t Farm, are a permitted use in all znes. (2) Only fr lts with frntage n Hamiltn Street. (3) Only fr lts nt frnting n Hamiltn Street. SECTION II Chapter 112, Land Develpment Article III, General Zning Regulatins, Schedule 3, Height, Cverage and Building Requirements, is amended as fllws t include and amend maximum building height requirements and maximum cverage requirements f the HBD zne. Specifically: Schedule 3 wuld be amended t clarify lt and impervius cverage requirements fr the HBD zne; permitted lt cverage wuld be increased t 50%; and ftnte 4 wuld be added with respect t the maximum building height requirements in the HBD zne: Zne MAXIMUM HEIGHT (stries) (feet) MAXIMUM PERCENT OF LOT COVERAGE MAXIMUM PERCENT OF IMPERVIOUS COVERAGE MAXIMUM FLOOR AREA RATIO (FAR) HBD 2-1/ Maximum permitted building height shall be increased t 3 stries and 40 feet prvided: all residential units cntain n mre than 2 bedrms and n less than ne-third (1/3) f the residential units cntain n mre than 1 bedrm. Maximum permitted building height shall be increased t 4 stries and 45 feet prvided: all residential units cntain n mre than 2 bedrms; n less than nethird (1/3) f the residential units cntain n mre than 1 bedrm; the develpment site is at least 40,000 square feet in size; and the develpment site has a lt frntage and lt depth each equal t at least 200 feet. SECTION III Chapter 112, Land Develpment Article XI, Sectin , Parking in the HBD District, shall be amended t clarify and amend parking requirements in the zne, as fllws: Parking in the HBD District. A. Parking requirements. (1) Cmmercial and ther nnresidential uses in the HBD shall prvide a minimum f three parking spaces per 1,000 square feet f flr area. (2) Residential uses and residential prtins f mixed-use buildings structures shall prvide parking in accrdance with the Residential Site Imprvements Standards (RSIS). The apprving bard may reduce the parking requirements fr 1-bedrm and/r 2- bedrm units belw that required by RSIS prvided the applicant prves, t the satisfactin f the bard, that a lwer parking rati is warranted based upn the expected ccupancy f the develpment and/r ther relevant factrs. The apprving bard may place cnditins n the apprval f the develpment it deems necessary t 2

17 ensure that the factrs presented in supprt f the lwer parking rati remain in place (e.g., deed restrictin n ccupancy). (3) Off-street parking shall nt exceed minimum requirements by mre than 20%. B. Parking lcatin. (1) Off-street parking spaces fr ne-family and tw-family dwellings residential uses and handicap accessible spaces shall be lcated n the same lt as the main building t be served. (2) Parking fr multifamily dwellings and cmmercial and ther nnresidential uses shall be prvided by ne f the fllwing means: (a) (b) (c) Prviding the required spaces n site. Prviding the required spaces n ther prperties within 1,500 feet walking distance t the site.being develped in the case f cmmercial r ther nnresidential develpment r within 300 feet walking distance t the site in the case f multifamily develpment. Fr every space nt prvided by alternatives in Subsectin B(2)(a) and/r (b) abve, an in-lieu cntributin shall be made t a capital imprvement fund dedicated by the Twnship fr the purpse f cnstructing n-street and ffstreet public parking facilities t serve the needs f the HBD. The amunt f the cntributins shall be equivalent t the csts f cnstructing the parking spaces n site, as calculated by the Twnship Engineer. SECTION IV Chapter 112, Land Develpment Article I, Sectin 112-4, Definitins, shall be amended t add a definitin f "mixed-use buildings" as fllws: MIXED-USE BUILDING - A building cntaining tw r mre principal uses. In the HBD zne, a mixed-use building shall cntain r mre f the principal r cnditinal permitted uses and residential units, with the entirety f the first flr (with the exceptin f necessary cmmn and utilities areas) being cmprised f permitted nn-residential use. In the O-P zne, a mixed-use building shall cnsist f permitted ffice use and up t tw residential units. SECTION V Chapter 112, Land Develpment, is hereby amended as fllws t delete cnditinal use standards fr apartments, twnhuses and independent senir living facilities in HBD in Sectin : Apartments, twnhuses and independent senir living facilities in HBD. Fr apartments, twnhuses and independent senir living facilities in the HBD District, the fllwing shall apply: A. Minimum tract size shall be 1.5 acres. 3

18 B. Maximum residential density fr twnhuses and apartments and fr independent senir living facilities shall nt exceed 19 dwelling units per acre. C. Maximum residential density fr independent senir living facilities may be increased t 24 dwelling units per acre, prvided that a cmbinatin f indr and utdr cmmn areas (exclusive f hallways and dining areas) are prvided fr the benefit f residents at a rate f 50 square feet per dwelling unit. SECTION VI Chapter 112, Land Develpment, is hereby amended as fllws t delete cnditinal use standards fr cntractrs and design/build peratins in the HBD zne: Cntractrs and design/build peratins. Cntractrs and design/build peratins may be permitted upn authrizatin by the Planning Bard in accrdance with the fllwing standards and site plan review: A. Outdr areas fr strage f materials and equipment may nt cnstitute mre than 20% f the ttal lt area, and must be accessry t an indr principal use such as an ffice, shwrm r sales area. Such areas shall be screened frm view by a six feet high slid fence. B. Outdr areas fr strage f materials and equipment may nt be lcated in a frnt yard. C. A minimum ten-ft wide landscaped buffer shall be prvided between any utdr strage area and a residential use. D. An indr area designed as a shwrm r sales area cnsisting f at lease 1,000 square feet shall be prvided. Such indr area shall relate t the frnt f the building, and shall create a strefrnt appearance. SECTION VII Chapter 112, Land Develpment, is hereby amended as fllws t amend C. s as t prhibit freestanding signs in the HBD zne: C. Freestanding signs. Nt permitted. One freestanding sign is permitted nly if the frnt yard building setback in which the sign is lcated is at least 20 feet. Such freestanding sign shall be regulated as fllws: (1) N mre than ne such sign shall be permitted n any lt. (2) The sign shall be lcated in the frnt yard; hwever, n element f the freestanding sign shall be lcated within ne ft f the frnt prperty line. (3) The sign shall be lcated at least fur feet frm any side prperty line. (4) The area f the sign shall nt exceed 5% f the first flr building face area r 100 square feet, whichever is less. (5) The maximum height t the tp f the sign shall nt exceed 20 feet. (6) The minimum munting height t the bttm edge f the sign face shall nt be less than eight feet. 4

19 (7) Neither the hrizntal nr the vertical dimensin f the sign shall exceed 12 feet. (8) The sign may be indirectly illuminated, r may be lit by an internal surce. SECTION VIII Chapter 112, Land Develpment Article II, Sectin 112-6, Zning Map, Paragraph B, Official Zning Map, is amended as fllws: The Official Zning Map is amended t change the designatin f the fllwing prperties frm O-P (Office-Prfessinal) t HBD (Hamiltn Street Business District) as depicted n Figure 1: Lts 1.01 and 1.02 in Blck 290 SECTION IX Chapter 112, Land Develpment Article II, Sectin 112-6, Zning Map, Paragraph B, Official Zning Map, is amended as fllws: The Official Zning Map is amended t change the designatin f the fllwing prperties frm G-B (General Business) t HBD (Hamiltn Street Business District) as depicted n Figure 1: Lts 1 thrugh 16 in Blck 133 Lts 1 thrugh 31 in Blck 134 SECTION X Chapter 112, Land Develpment Article II, Sectin 112-6, Zning Map, Paragraph B, Official Zning Map, is amended as fllws: The Official Zning Map is amended t change the designatin f the fllwing prperties frm R-7 (Residential) t HBD (Hamiltn Street Business District) as depicted n Figure 1: Lt 63 in Blck 154 SECTION XI Each clause, sectin r subsectin f this rdinance shall be deemed a separate prvisin t the intent that if any such clause, sectin r subsectin shuld be declared invalid, the remainder f the rdinance shall nt be affected. SECTION XII All rdinances r parts f rdinances incnsistent with this rdinance are hereby repealed as the extent f such incnsistency. 5

20 SECTION XIII This rdinance shall take effect immediately upn adptin and publicatin accrding t law. This is a true cpy f an rdinance adpted by the Twnship Cuncil, Twnship f Franklin, Smerset Cunty, New Jersey. Intrduced: Public Hearing: Adptin: Published: Effective: Ann Marie McCarthy, Twnship Clerk Figure 1: Illustratin f Zning Map Amendments 6