Township of Wall Ordinance No. 6-2019 Ordinance of The

ORDINANCE NO. 6-2019

ORDINANCE OF THE TOWNSHIP COMMITTEE OF THE TOWNSHIP OF WALL ADOPTING A REDEVELOPMENT PLAN FOR BLOCK 810 LOTS 1, 3, & 4, KNOWN AS THE PEDDLER’S VILLAGE REDEVELOPMENT PLAN

WHEREAS, by Resolution No. 18-0725 adopted on July 25, 2018 the Township Committee of the Township of Wall in the County of Monmouth, New Jersey (the “Township”) designated the area commonly known as “Peddler’s Village” and comprised of Block 810 Lots 1, 3, & 4 on the Official Tax Map of the Township of Wall as an Area in Need of Redevelopment-Non-Condemnation (the “Redevelopment Area”) according to the criteria set forth in the Local Redevelopment and Housing Law, N.J.S.A. 40a:12a-1 et seq. (“Redevelopment Law”) for the reasons stated therein; and,

WHEREAS, notice of the determination was served within 10 days after the determination upon all record owners of property located within the delineated area whose names are listed on the tax assessor’s records, and the Commissioner of the Department of Community Affairs; and,

WHEREAS, more than 45 days passed since said Resolution was adopted and no actions have been filed challenging such action and no approval or disapproval has been received by the Commissioner of the Department of Community Affairs; and,

WHEREAS, a redevelopment plan for the Redevelopment Area, entitled, “Peddlers Village Redevelopment Plan, Block 810 Lots 1, 3 & 4, Wall Township New Jersey,” dated April 18, 2019 was prepared by the Township planning consultant, Scott D. Taylor, PP, AICP, LLA, LEED-AP of Taylor Design Group (“Redevelopment Plan”),; and

NOW, THEREFORE, BE IT RESOLVED, that the Township Committee of the Township of Wall does hereby make the following findings:

1. The aforementioned Redevelopment Plan, as filed in the office of the Township Clerk and attached hereto as Exhibit A, meets the criteria, guidelines and conditions set forth at N.J.S.A. 40a:12a-7, and is otherwise in conformance with the provisions of the Local Redevelopment and Housing Law, N.J.S.A. 40a:12a-1 et seq.

2. The Redevelopment Plan is consistent with the Township of Wall Master Plan or is designed to effectuate the Master Plan.

3. The Redevelopment Plan shall supersede all prior zoning for the Redevelopment Area.

4. The Zoning Map of the Township of Wall is hereby amended to incorporate the provisions of the Redevelopment Plan and delineate the boundaries of the property.

5. The Redevelopment Plan is hereby adopted.

6. If any section or provision of the Redevelopment Plan or this Ordinance shall be declared by a court of competent jurisdiction to be invalid, such decision shall not affect the validity of this Ordinance as a whole or any other part thereof.

7. All ordinances or parts of ordinances heretofore adopted that are inconsistent with the terms and provisions of this Ordinance are hereby repealed to the extent of such inconsistency.

8. This Ordinance shall take effect 20 days after final passage and publication according to law.

Introduced:

Adopted:

Effective Date:

Attest: Approve: ______Roberta Lang, RMC Kevin P. Orender Township Clerk Mayor

Ordinance 6-2019

EXHIBIT A

Ordinance 6-2019

Peddler’s Village Redevelopment Plan Block 810; Lots 1,3 & 4 Wall Township, New Jersey

Township of Wall Monmouth County, New Jersey

April 19, 2019

Prepared By: Taylor Design Group, Inc. Introduced:______

Adopted:______Scott D. Taylor, PP, AICP, LLA, LEED-AP The original of this document has been signed and sealed in accordance with New Jersey Law. Redevelopment Plan – Peddlers Village Wall Township, NJ

Wall Township Committee Kevin P. Orender, Mayor George K. Newberry, Deputy Mayor Carl Braun Dominick DiRocco Timothy J. Farrell

Wall Township Staff & Consultants Jeffry Bertrand, Township Administrator Roberta Lang, RMC, Township Clerk Matthew Zahorsky, P.E., C.M.E., Director of Engineering & Planning Nora Coyne, PP, AICP, Township Planner

Sean T. Kean, Esq., Township Attorney Raymond Savacool, PE, Consulting Engineer Scott D. Taylor, PP, AICP, LLA, LEED-AP, Consulting Planner

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Contents- I. Introduction ...... 4

II. Statutory Requirements ...... 4

III. Description of the Peddlers Village Redevelopment Area ...... 5

IV. Redevelopment Goals & Objectives ...... 7

V. Land Use Plan ...... 9

VI. District Standards – Peddlers Village Redevelopment Area Zone District ..... 10

VII. Affordable Housing, Property Acquisition, and Relocation ...... 26

VIII.Plan Relationship to Definitive Local Objectives ...... 26

IX. Administrative and Procedural Requirements ...... 28

Bibliography ...... 29

Appendix A- Mapping

Appendix B- Conceptual Master Plan

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I. Introduction The Township of Wall desires to effectuate redevelopment of the area commonly referred to as the Peddlers Village property, comprised of Block 810; Lots 1,3 & 4 (hereinafter referred to as the “Peddlers Village Redevelopment Area” or “PVRA”). The approximately 21.79-acre property is located within the Highway Business (HB-200) Zoning District, at the southwest quadrant of the Atlantic Avenue and Route 35 intersection.

The Township has determined that the most effective planning and implementation strategy to accomplish revitalization of the site is the redevelopment process in accordance with State statute. This Redevelopment Plan will become the formal planning document for the Redevelopment of the Area and will establish the standards and development regulations to facilitate same.

Redevelopment Plan Preparation Process On March 28, 2018, the Wall Township Committee passed Resolution 18-0315, authorizing the Wall Township Planning Board to undertake an investigation to determine whether the referenced area meets the statutory criteria to be considered an Area in Need of Redevelopment, Without Condemnation, pursuant to the Local Redevelopment and Housing Law (LRHL).

The Determination of Need/Preliminary Investigation Report dated June 18, 2018, prepared by J. Nora Coyne, PP, AICP, Township Planner, was reviewed by the Planning Board at a public hearing held on June 18, 2018, where the Board determined that multiple statutory criteria of N.J.S.A. 40A:12A-5 were met. The determination that the area qualified as an Area in Need of Redevelopment, Without Condemnation, was memorialized by the Planning Board by adoption of Resolution dated July 9, 2018.

On July 25, 2018, by Resolution 18-0725 the Township Committee designated the tract as an Area in Need of Redevelopment, Without Condemnation.

This Redevelopment Plan will provide a mechanism for the orderly planning and development of the designated Redevelopment Area, and has been prepared pursuant to the LRHL, N.J.S.A. 40A:12A-7 which provides, “no redevelopment project shall be undertaken or carried out except in accordance with a Redevelopment Plan adopted by ordinance of the municipal governing body, upon its finding that the specifically delineated Redevelopment Area is located in an Area in Need of Redevelopment or in an area in need of rehabilitation, or in both…”

II. Statutory Requirements This Redevelopment Plan will become the formal planning document for the Redevelopment of the Peddlers Village Redevelopment Area. In accordance with the requirements of the LRHL, this Redevelopment Plan includes an outline for the planning, development, redevelopment, or rehabilitation area sufficient to indicate:

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1. Its relationship to definite local objectives as to appropriate land uses, density of population, and improved traffic and public transportation, public utilities, recreational and community facilities and other public improvements; 2. Proposed land uses and building requirements in the project area; 3. Adequate provision for the temporary and permanent relocation, as necessary, of residents in the project area, including an estimate of the extent to which decent, safe and sanitary dwelling units affordable to displaced residents will be available to them in the existing local housing market; 4. An identification of any property within the redevelopment area which is proposed to be acquired in accordance with the redevelopment plan; and 5. Any significant relationship of the redevelopment plan to (a) the master plans of contiguous municipalities, (b) the master plan of the county in which the municipality is located, and (c) the State Development and Redevelopment Plan adopted pursuant to the “State Planning Act,” P.L. 1985, c.398 (C52:18A-196 et. al.); 6. A housing inventory of all affordable housing units to be removed; and 7. A plan for replacement of any affordable housing removed pursuant to the Redevelopment Plan.

III. Description of the Peddlers Village Redevelopment Area

General Description The “Peddlers Village Redevelopment Area” or “PVRA”, is comprised of Block 810; Lots 1,3 & 4 and encompasses approximately 21.79 acres, located within the Highway Business (HB- 200) Zoning District. The property is situated at the southwest quadrant of the Atlantic Avenue and Route 35 intersection.

To the rear (south) of the PVRA is the Jersey Central Power and Light (JCP&L) owned property that is developed as the Edgar Felix Memorial Bike Path, which extends approximately 5.3 miles from Manasquan to Allaire State Park. Immediately to the south of the bike path is a single-family residential neighborhood in the Residential (R-25) and Residential (R-40) Zone District.

To the north across Atlantic Avenue is the Hincks deli/restaurant site, which includes a wireless communications tower; an office building and two vacant properties, one of which houses a billboard. These parcels are all located in the Office Park (OP-2) Zone District.

To the east is the Atlantic Avenue/State Route 35 Traffic Circle, and further east a mix of uses including retail, a motel and single-family homes exist in the in the Highway Business (HB-80), Highway Business (HB-20), and Neighborhood Business (NB) and Residential (R-7.5) Zones, respectively.

To the west is an office building and the Atlantic Manor apartment community, both within the Multifamily Residential (HD-12) Zone District.

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Lot 3 is a 15.5-acre parcel developed with a vacant retail shopping center constructed in 1959, previously known as Circle Factory Outlet Center and Peddlers Village. The center has two driveways on Atlantic Avenue and a third directly on the Route 35 circle.

Lot 1 is a 5.98 acre wooded and undeveloped parcel at the southeast portion of the site fronting on Route 35.

Lot 4 is a 0.29-acre vacant parcel that fronts Atlantic Avenue. This Lot previously had a nonconforming single-family residential use, until it was demolished in 2013.

Aerial Image Location Map

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General Site Mapping Additional mapping prepared by J. Nora Coyne, PP, AICP in conjunction with the Preliminary Investigation Report for Designation as a Non-Condemnation Area in Need of Redevelopment, is attached hereto as Appendix A, and includes the following:

Map 1: Regional Location Map Map 2: Aerial Map Map 3: Environmental Features Map Map 4: Tax and Zoning Map

IV. Redevelopment Goals & Objectives

Vision Wall Township is a rural and suburban municipality located in the southeastern portion of Monmouth County, crisscrossed by major state transportation corridors and bounded to the west by the Allaire State Park and the east by shore communities. The northern boundary is framed by the Shark River; and the southeastern portion of Wall Township is bounded by the Manasquan River, both of which flow into the Atlantic Ocean. Its location, within the New York Metropolitan Region and proximity to shore points has led to suburbanization, slowed by environmental constraints, including soils, wetlands, surface water, forested areas, local zoning, and associated regulatory limitations.

Wall’s vision is to promote appropriate population densities and provide a variety of land uses including mixed-use commercial and residential on greyfield sites. The redevelopment of greyfield sites, prevents sprawl and degradation of the environment and preserves the rural character by utilizing existing disturbed land for redevelopment. Wall seeks to enhance building, sign, and landscape design standards along Route 35 and Atlantic Avenue in this location to improve the visual environment.

Township Master Plan The primary commercial areas of Wall are located along Route 35, Route 34, and Atlantic Avenue. A major retail center serving southeastern Monmouth county is located on Route 35, a primary arterial, north of Atlantic Avenue, a secondary county arterial road. The subject site is located directly southwest of the intersection of NJ State Highway 35 and Atlantic Avenue (County Route 524 Spur), known as the Manasquan Circle, near population centers served by office, retail, and service commercial uses located in the Highway Business Zones.

The site is located entirely within the Highway Business HB-200 Zone District denoting a minimum lot size of 200,000 SF. The Master Plan Reexamination Reports of 2005 and 2015 recommend no changes to the Land Use Plan in this location due to the built nature of the district.

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The Master Plan illustrates that the property is located within the sanitary sewer service area. Physical features affecting the site include a stream framing the northwest corner of the site and steep slopes adjacent to Route 35 and Atlantic Avenue. The circulation plan map illustrates the roadway types and the bike path forming the southern boundary of the site.

The improvements envisioned by this Redevelopment Plan will consist of a maximum of 350 apartments comprised of 318 one- and two-bedroom market rate apartments plus at least 32 Senior Affordable Apartments, 39,000 SF of commercial, a 101-150 room full service hotel, potential for a mixed office use/residential building south of the Hotel, structured parking with rooftop amenity space, surface parking, and access to the Edgar Felix Memorial Bike Path. The common area amenities envisioned for the residents, their guests, and hotel guests include services, such as pools, parks, indoor and outdoor meeting spaces that promote social interactions and community engagement. Although many goals are advanced by the project, this specific mixed-use configuration has not been previously addressed by the Master Plan for any zoning district of Wall Township. The Plan seeks to implement the Township’s Housing Plan and Land Use Plan by proposing a housing development with both market rate and affordable residential housing units on the site.

Redevelopment Area Goals & Objectives

A. Plan Goals The goals of the Redevelopment Plan are consistent with the following goals outlined by the 1999 Master Plan, and as characterized in the 2005 and 2015 Reexamination Reports.

1) Promote the establishment of appropriate population densities in concentrations that will contribute to the well-being of persons, neighborhoods, and the region, and the preservation of the environment. 2) Provide sufficient space in appropriate locations for a variety of residential and commercial uses to meet the needs of citizens. 3) Promote the conservation of open space and natural resources to prevent sprawl and degradation of the environment though improper use of the land. 4) Promote a desirable visual environment through conservation and preservation of valuable natural features. 5) Preserve the rural character of the Township through zoning.

B. Plan Objectives 1) Provide an attractive mixed-use commercial development and residential housing opportunity to meet the needs of a variety of household types. 2) Provide new apartment housing, in a vibrant, commercial and residential mixed use format. 3) Promote the redevelopment of greyfields in a state of blight and degradation while reducing the likelihood of new development on scarce land resources.

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4) Through good civic design and development techniques, create high quality spaces to facilitate social interaction and foster community involvement while preserving areas of steep slopes and environmentally sensitive lands, and providing appropriate buffers. 5) Promote the reuse of vacant and abandoned sites, in areas of existing development, providing connectivity for pedestrians and vehicles to existing and planned developed areas in Wall and its surrounds, enhancing quality of life, embracing smart growth practices and avoiding the use of woodlands or agricultural lands for development.

V. Land Use Plan

Relationship to Township Land Development Regulations The standards contained within this Redevelopment Plan shall supersede the development regulations of the existing Township Code where specifically indicated, particularly in the instance of permitted uses, residential density, bulk standards, off-street parking and loading requirements, and general design standards. Where regulations of this Plan conflict with the Township’s development regulations, this Plan shall control; where they do not conflict, the Township’s development regulations shall apply. Development applications for this Redevelopment Area shall be reviewed and approved by the Planning Board. The Redevelopment Plan adopts and incorporates by reference Chapter 140: Land Use and Development Regulations of the Township of Wall, and all other applicable land use regulations of the Township of Wall that are not expressly modified herein.

Exceptions from Standards Bulk or “c” variances per N.J.S.A. 40:55D-70(c) from the development requirements, and design waivers per N.J.S.A. 40:55D-51 from the standards set forth by this Redevelopment Plan may be necessary in certain limited circumstances. In such instances, the Planning Board may grant variances and waivers if the Redeveloper demonstrates that such relief will not substantially impair the intent of the Redevelopment Plan and will not present a substantial detriment to the public health, safety and welfare, consistent with the Municipal Land Use Law. Any use or “d” variances per N.J.S.A. 40:55D-70(d) from the permitted uses, conditional uses, maximum floor area ratio, permitted density, or height (10 feet or 10% of the maximum height) of the Redevelopment Area shall be permitted only by means of an amendment of the Redevelopment Plan by Township Committee, should the deviation be considered acceptable to the furtherance of the goals and objectives of this plan.

Provisions Related to Off-Site Improvements The extent of the Redeveloper’s responsibility for any installation or upgrade of infrastructure related to its project, whether on-site or off-site, shall be as outlined in the Redevelopment Agreement. All infrastructure improvements shall comply with applicable local, state, and federal codes including the Americans with Disabilities Act.

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Creation of Peddlers Village Redevelopment Area Zoning District This Redevelopment Plan hereby establishes the Peddlers Village Redevelopment Area (PVRA) Zone District which is applicable to and shall govern the development of the properties identified herein, specifically Block 810; Lots 1,3 & 4.

Site Plan Application and Approval The Wall Township Planning Board, pursuant to the provisions of the L.R.H.L. N.J.S.A. 40A:12A- 13 and the Municipal Land Use Law, N.J.S.A. 40:55D-1 et. seq., shall conduct site plan review of any proposed development in the Area, upon submission of a complete application for development. Due to the unique and complex composition of the uses and buildings, it is anticipated that the implementation of the project may occur in a phased fashion. This plan envisions that the hotel, mixed use building and the residential building immediately west of the amenity deck will be constructed in the first phase of development. Adequate phasing provisions should be addressed during the creation of the Redevelopment Agreement; and implemented in detail during Site Plan review and approval. It is envisioned that the amenity deck and mixed-use retail building will be constructed in the first phase of the project. VI. District Standards – Peddlers Village Redevelopment Area Zone District

Concept Plan All Redevelopment shall comply with the standards set forth below, and shall be generally consistent with the plan entitled: Conceptual Master Plan- The Shore, prepared by Melillo+Bauer Associates and Studio 200, inserted below, dated April 15, 2019 consisting of one sheet. A larger version is included as Appendix B.

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The Site Plan Drawings and Architectural Elevations shall be substantially consistent with the conceptual master plan and the architectural exhibits below, to effectuate the redevelopment; and shall be submitted to the Redevelopment Entity/Township Committee for review and approval prior to any submission to the Planning Board as set forth above. The standards enumerated herein are intended to supplement and clarify the intent of the Concept Plan.

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Definitions Lifestyle Center: A mixed-use development that combines residential uses with traditional retail, office, personal service, and recreation/entertainment uses in a multi-purpose, leisure time destination setting. Such a center may include retail, restaurants, entertainment, apartments, hotels, along with a design ambiance and amenities that are conducive to casual browsing. The Lifestyle Center may also include utilization of shared parking facilities, and signage that addresses the uses and the locations within the lifestyle center.

Green Roof: A roof area covered partially or completely with vegetation and recreation amenities. Green roofs may be designed as spaces for people to use, as architectural features, and/or to achieve particular environmental benefits such as stormwater capture and retention, improved species diversity, insulation of a building against heat gain or loss.

Impervious Coverage: The ratio of all surfaces covered by impervious materials as defined in Section 140-194, including Green Roof areas, to the total lot area expressed as a percentage.

Permitted Principal Uses A. Purpose. The purpose of the PVRA Zoning District is to provide for a high quality, mixed- use lifestyle center development that includes a full-service hotel, restaurants, retail use and office use, as well as market rate and senior affordable apartments, an amenity roof deck and associated accessory uses.

B. Principal Permitted Uses on the Land and Buildings (code refers to the North American Classification System prepared by the Executive Office of the President, Office of Management and Budget, 1997 Edition)

1.) A full-service hotel (except Casino Hotel), (72111), excluding Motels; having at least 100, but not more than 150 rooms, and an eating place with liquor license (7221). (Identified as Building “H” on Conceptual Master Plan- Appendix B.) a. The hotel shall include direct, internal access to the restaurant. b. Time shares are permitted as part of and administered by the hotel. c. Stays may be up to a maximum of fourteen consecutive days.

2.) Rental apartment community having not more than 350 units, consisting of: a. At least 32 Affordable Apartments, consisting of very low, low, and moderate- income age restricted housing. b. Not more than 318 one- and two-bedroom market rate apartments , as defined by §140-17. i. Not more than 60% of the market rate units may be Two-Bedroom units. ii. Open floor plan units having a combined kitchen and living space are permitted. iii. Minimum Floor Areas: 1. One Bedroom Units: 750 Sq. Ft. 2. Two Bedroom Units: 850 Sq. Ft.

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c. Residential units are permitted in the following locations: (See Conceptual Master Plan- Appendix B for Building locations) i. In stand-alone residential buildings (“A” Buildings) ii. On the upper floors only of the mixed-use building. (Building “MU”) iii. Within the office/residential building (Building “OR”), provided no office use is located above a residential use.

3.) One Mixed-Use building is permitted containing not more than 39,000 square feet of non-residential uses on the ground floor, and residential apartments on upper floors. (Identified as Building “MU” on Conceptual Master Plan- Appendix B.) a. There shall be a minimum of 6 separate non-residential establishments, each having a minimum area of 1,000 Sq. Ft. of gross floor area. b. No individual non-residential use shall exceed a gross floor area of 12,000 square feet, except for restaurants. c. The 39,000 square feet of non-residential space may extend into the ground floor of the hotel building facing the common surface parking lot along Atlantic Avenue. d. The permitted non-residential uses in the Mixed-Use building shall be as follows; provided there is no distribution from the site, no on-site storage of vehicles and/or equipment, and no drive-through or window service: i. Furniture and home furnishing stores, except in combination with installation and repair services (442); ii. Electronics and appliance stores, except in combination with installation and repair services (443); iii. Paint and wallpaper stores (444120); iv. Hardware stores (444130); v. Food and beverage stores (445); vi. Health and personal care stores (446); vii. Clothing and clothing accessories stores (448); viii. Sporting goods, hobby, book and music stores (451); ix. Florists (4531); x. Office supplies, stationery, and gift shops (4532); xi. Used merchandise stores (4533), excluding used household-type appliance stores; xii. All other miscellaneous store retailers, art supply stores, candle shops, collector’s items, flower shops, and trophy shops only (453998); xiii. Libraries and archives (51412); xiv. Credit intermediation and related activities (522), excluding check cashing facilities (522390), other depository credit intermediation (52219), and pawnshops (522298); xv. Formal wear and costume rental (53222); xvi. Museums and art galleries(71211);

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xvii. Physical fitness facilities (71394); includes yoga and dance studio/instruction (611610) xviii. Full Service restaurants with or without liquor license (7221); xix. Limited-Service Eating Places including bakeries and confectioneries in combination with sales for immediate consumption (7222); xx. Personal care services, including day spas where massage therapy is offered by a New Jersey Licensed Massage Therapist (8121), excluding massage parlors, tattoo parlors, psychics, and tarot card readers. xxi. Dry cleaning and Laundry Services (except Coin-Operated) (812320); xxii. All Other Personal Services, wedding planning services only (81299).

4.) One Office/Residential building is permitted containing not more than 50,000 square feet of office use. (Identified as Building “OR” on Conceptual Master Plan- Appendix B.) a. Office uses may occupy the ground floor, and any floor above, but must occupy the entire floor. b. No office use shall be located above any residential apartment use. c. There shall be a maximum of 1 office tenant per floor. d. The overall unit count of market rate residential apartments shall be reduced at a rate of 8 units for each floor or story developed as an office use in the OR building. e. The permitted non-residential uses in the Office/Residential building shall be as follows; provided there is no distribution from the site, no on-site storage of vehicles and/or equipment, and no drive-through or window service: i. Securities/commodities brokers (523); ii. Insurance carriers (524); iii. Real Estate (531), excluding lessors of mini-warehouses and self-storage units (53113) and lessors of other real estate property (53119); iv. Professional, scientific and technical services (541), excluding testing laboratories (54138), scientific research and development services (5417), and veterinary services (54194); v. Management of companies and enterprises (55); vi. Office administrative services (5611); vii. Business support services (5614) excluding other business support services (56149); viii. Travel arrangement and reservation services (5615); excluding tour operators (56152); ix. Convention and trade show organizers (56192);

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Permitted Accessory Uses and Structures C. Accessory Uses. 1.) Off—street parking; surface lots or below-structure parking. 2.) Conference center (531120) as an accessory use to a full service hotel. 3.) An interior coffee shop or gift/convenience shop as an accessory use to a full service hotel. 4.) Non-commercial recreation amenities: a. Swimming pool, for use by Hotel Guests and Residents only b. Fitness /gym equipment, for use by Hotel Guests and Residents only c. Pergolas, pavilions and similar shade structures d. Walking paths, playgrounds, courts, plazas, community greens, BBQ grills, fire pits, community gardens and other such recreational amenities. e. Residential community rooms and gathering rooms 5.) Sports courts 14,000 sf in area or less 6.) Public assembly events for music, art, performance and entertainment, provided they are: a. Located only in the amenity deck area b. Will have occupancy of not more than 300 visitors, exclusive of residents or hotel guests. c. May include amplified music from 10:00 am to 10:00 pm Sunday-Thursday; 10:00 am to 11:00 pm on Friday and Saturday, and the day before a recognized Holiday, in accordance with § 164-1; Peace and Good Order. 7.) Interior educational and/or community organization meeting spaces 8.) Non-commercial outdoor media projection and projector visuals provided: a. Located only in the amenity deck area only, b. Not visible to the site perimeter, or adjacent properties, and c. Such screen or monitor shall not exceed 200 square feet in area, and 15’ in height. 9.) Storage Buildings, for individual residential units and site maintenance equipment. 10.) Signs. 11.) Fences and walls. 12.) Satellite dish antennas. 13.) Common Areas containing permitted uses as noted above. 14.) Refuse enclosures. 15.) Temporary construction trailer(s) in accordance with §140-164, provided they are: a. Setback at least 20’ from all property lines, b. Shown on the approved site plan, c. Removed within 30 days of occupancy of the building which it serves, or after a period of 90 consecutive days where construction has ceased on the site. 16.) Temporary sales/rental office trailer(s) are permitted provided they are: a. Setback at least 20’ from all property lines, b. Shown on the approved site plan,

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c. Removed within 30 days of occupancy of the first residential building, or after a period of 90 consecutive days where construction has ceased on the site.

Density, Area, and Yard Requirements D. Density, Area, and Yard Requirements shall comply with the standards in the chart below:

Peddlers Village Redevelopment Area Zone District Required/Permitted

Lot Area (Min.) 20 acres Residential Density (Max.) 350 units Two Bedroom Unit Distribution (Max.) 60% Lot Width (Min.) 700’ Lot Frontage (Min.) 700’ Lot Depth (Min.) 700’ Minimum Yard Depths - Principal Buildings Front Yard Atlantic Ave. (Min.) 75’ Front Yard Route 35 (Min.) 75’ Rear Yard/Bike Path (Min.) 75’ Side Yard (Min.) 75’ Front Yard Buffer Atlantic Ave. (Min.) 15’ Front Yard Buffer Route 35 (Min.) 25’ Rear Yard/Bike Path Buffer (Min.) 20’ Side Yard Buffer (Min.) 15’ Building Coverage (Max.) Excludes Green Roof over parking.* 40% Impervious Coverage (Max.) Includes Green Roof over parking.* 70% Building Setback to Surface Parking 10’ Minimum Building Separation- Rear Façade to Rear Facade 35’ Minimum Building Separation- All Others 30 Height- Hotel (Max.) 5 stories/60’ Height- Mixed Use (Max.) 5 stories/60’ Height- Residential (Max.) 5 stories/60’ Accessory Storage Building- Number (Max.) 3 Accessory Storage Building- Area (Max.) 1,250 sf Accessory Storage Building- Height (Max.) 25’ Accessory Storage Building- Side and Rear Yard Setback (Max.) 20’

*Stormwater Management system shall be designed to accommodate Green Roof Runoff.

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E. Parking 1.) Parking and loading shall be provided as follows: a) All parking spaces shall be 9’x18’ spaces, except that up to 5% of the parking spaces provided in garage structures may be 8’x16’ spaces. b) The number of parking spaces for the residential units shall comply with applicable bedroom type under the “Garden Apartment” standard as set forth in the New Jersey Residential Site Improvement Standards (RSIS) pursuant to N.J.A.C. 5:21-1.1 et seq. Additional parking is not required for the accessory, non-commercial recreational facilities or common areas serving only the residential community. c) Hotel parking shall be provided at a rate of 1.0 parking space per guest room, plus .50 spaces per employee at the peak shift. d) Meeting room or conference area parking associated with the hotel, shall be provided at a rate of 1 parking space per 75 sf of gross floor area. e) Restaurant Parking shall be provided at a rate of 1 parking space per 75 sf of gross floor area. This standard applies to restaurants within the hotel or within the mixed-use building, and includes outdoor dining areas. f) Retail and other permitted non-residential use parking shall be provided at a rate of 1 parking space per 250 sf of gross floor area. g) Public assembly and event parking shall be provided at a rate of 1 space per 3 visitors. h) Shared parking will be considered, subject to approval by the Planning Board. i) If in the future the Township determines that insufficient parking exists at the site, that the Redeveloper/Applicant will be required to implement measures to alleviate the deficiency. Such measures may include stacked valet parking, providing off-site parking with shuttle use, or modifications to the use mix. j) Two dedicated loading spaces shall be provided to accommodate the hotel and commercial uses. k) Valet parking shall be permitted within the garage structure.

F. Traffic Improvements (Narrative by T&M Associates)

As discussed above, the site is located southwest of the intersection of NJ State Highway 35 and Atlantic Avenue (County Route 524 Spur), known as the Manasquan Circle. Route 35 is the major retail corridor through Wall Township with retail trade uses on variable lot sizes and is considered a primary arterial roadway. Atlantic Avenue (County Route 524 Spur) is considered a secondary arterial roadway and is a link between Route 35 and Route 34. The designated right of way width for the roadway is 80 feet and it appears a roadway dedication will be required to achieve the required half-width.

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The former Peddlers Village Retail Center has a prohibition against left turns from the center and therefore all existing traffic is forced to use the Manasquan Circle regardless of direction of travel under the current conditions.

The proposed access into the site is designed as a separated, boulevard-type entry drive with signalized access onto Atlantic Avenue (County Route 524 Spur). No access onto Highway 35 is proposed. The site access onto Atlantic Avenue, as well as roadway frontage improvements, widening, curbing etc., and the traffic signal, will be subject to review and approval by Monmouth County, who has jurisdiction over this road. The applicant will also be required to seek approvals or a Letter of No Interest from the New Jersey Department of Transportation, due to the proximity to the circle, and frontage on Highway 35.

The proposed zoning modifications and development program of 350 residential units and commercial uses envision the Redeveloper providing signalization of the intersection of Atlantic Avenue at the entrance into the community. The Redeveloper shall petition Monmouth County accordingly. Should Monmouth County deny the application to add a traffic signal then the applicant will analyze the efficacy and, if appropriate, apply to add a separate left turn egress from the site to be located at the western portion of the site, and/or any other improvements deemed necessary.

G. Permitted Signs 1.) Project Identification Feature a. One (1) Project Identification Feature shall be permitted along the Atlantic Avenue frontage and one (1) Project Identification Feature shall be permitted along the Route 35 Frontage. Said signs shall be separated by at least 500’. b. Maximum structure height - 35’ c. Minimum setback- 20’ d. Maximum sign area- 200 SF per side, 500 SF maximum, per feature. e. The design of the structure shall be complementary to the building architecture, and shall be approved by the Redevelopment Entity. f. Signage may be externally or internally illuminated, or back/halo lighted. g. Digital signs are not permitted.

2.) Project Identification Sign (Retaining Wall Hotel Sign) a. One (1) wall mounted Project Identification Sign is permitted announcing the name of the development, on the retaining wall in front of the Hotel, generally facing the traffic circle. b. Maximum wall structure height - 20’ above lowest adjacent grade. c. Minimum setback- 50’ d. Maximum signage area- 200 SF e. Signage may be externally or internally illuminated, or back/halo lighted. f. Any water feature and lighting of same shall be shown on the Site Plan. g. Digital signs are not permitted.

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3.) Retail/Personal Service/Office Tenant Signage a. Façade/building mounted signs are permitted in accordance with §140-226 and §140-227. Office use signage must face Highway 35. b. In addition to the above, 2-sided blade signs will be permitted for each retail establishment within a covered arcade area perpendicular to the building façade, with a total sign area of 25 sq. ft. per sign. These signs may be externally illuminated, internally illuminated or back/halo lighted.

4.) Hotel Signage a. Façade/building mounted signs are permitted in accordance with §140-226 and §140-227, but may include up to 150 SF of signage, which signs may only face the site frontages. b. Signage may be externally or internally illuminated, or back/halo lighted. c. Digital signs are not permitted.

5.) Directional Signage a. Not more than six (6) ground mounted directional signs are permitted subject to approval by the Planning Board. b. Maximum height - 10’ c. Minimum setback- 25’ d. Maximum sign area- 50 SF per side e. Signs may include tenant names. f. Directional signage at the Edgar Felix Bike Path may not be illuminated. All other signs may be externally or internally illuminated, or back/halo lighted.

6.) Building Identification Numbers and Signs a. All buildings shall provide street address/building identification numbers in accordance with §140-123. b. Residential buildings may include building name, numbers and/or letters as approved by the Planning Board, and as acceptable to the Township Bureau of Fire Prevention.

H. General height and yard exceptions. 1.) The maximum building heights set forth above shall not apply to any of the following structures or appurtenances, provided that no structure or appurtenance as described below shall extend to a height exceeding the maximum permitted height by more than 15’ and shall not cover more than 25% of any roof area. a. Architectural ornamentation including pediments, parapets, turrets, cornices, cupolas, domes, spires, belfries, and/or equipment and elevator penthouses and like structures required to be placed above the roof deck/slab, and not intended for human occupancy.

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b. Rooftop equipment, air-conditioning compressors, air handlers, chimneys, and the materials and structures required to screen such equipment including parapets, mansards, louvers, grillage, and ornamental roofing are permitted to exceed the permitted height; and areas of flat roof to accommodate aforementioned equipment is permitted. 2.) Eaves of pitched roofs are permitted to project into required setbacks/yard areas by up to eighteen (18) inches.

Design Standards I. Architectural floor plans and building elevations and Site Plan design plans shall be substantially consistent with those provided in this Plan; and shall be approved in concept by the Redevelopment Entity/Township Committee prior to submission to the Planning Board for Site Plan approval. 1.) The floor plans shall indicate the number of bedrooms per dwelling unit consistent with the permitted bedroom mix. 2.) Any proposed at grade patios shall be indicated on the Site Plan Drawings as well as on the architectural floor plans. J. Architecture Design Standards 1.) Buildings shall be designed to have an attractive, finished appearance from all public spaces and public streets consistent with the attached elevations. 2.) Buildings shall be designed to avoid straight, unbroken façade lines and roof lines. a. Facades shall have dimensional articulation in the façade plane, or finish materials, every 60 linear feet. b. Straight/flat roof lines are limited to 60 linear feet without vertical articulation or roofline variation. 3.) Building facades may be constructed of the following materials or approved simulated equivalent: natural or man-made brick and stone, wood, vinyl or cementitious clapboard or shakes, wood beaded siding, or stucco, and fiber cement clapboards or shingles. Limited use of High Pressure Laminate (HPL) panels or aluminum wall panels is permissible, subject to approval by the Redevelopment Entity/Township Committee as part of the architecture review. 4.) Areas of flat roof used for mechanical equipment shall be screened from view of public areas, streets, driveways and parking lots. 5.) Materials for visible pitched roofs shall be standing seam metal, dimensional asphalt shingle, or slate- either real or simulated. 6.) Building façades shall have fenestration and design elements including but not limited to decorative windows, operating windows, louvers, shutters, and/or window trim, consisting of a minimum of thirty (30) percent of the façade area to prevent large undifferentiated, façade areas of the same material.

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7.) Major building entrances shall be defined by architectural elements such as recesses, projected overhangs or similar features., and shall relate to the locations of adjacent buildings on site. 8.) All windows and doors at interfaces with siding materials shall have a minimum of 4” of trim, or other architectural elements that are acceptable to the Redevelopment Authority, to complement the façade architecture. 9.) All pedestrian entryways or lobbies shall be prominent, lighted, and separate from service entrances.

K. The site plans shall demonstrate the provision of adequate areas for the storage and collection of trash and recyclables. If trash and recyclables are to be stored inside units, adequate space shall be indicated on the floor plans. If exterior refuse areas are to be provided, a detail of the area shall be provided on the plans. Trash and recycling enclosures shall be properly sized for the number of units served and frequency of pick- up and shall be surrounded on three sides by a masonry enclosure at least six (6) feet high, finished to match or complement the principal buildings. Gates shall be metal frame with panels creating a visually solid barrier. In the alternative, the use of enclosed compactors is permitted. 10.) Trash receptacles, compactors, and dumpster storage areas shall be effectively screened by enclosures designed to complement the principal building, and should be planted where practical to soften the appearance of the structure.

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11.) The site plans or architecture plans, as applicable, shall demonstrate adequate areas for the provision or storage of personal items such as bicycles, strollers, etc. This may be accommodated within the units, or within common storage areas. 12.) All accessory buildings and structures shall be designed to be complementary to the principal buildings, in terms of forms and materials. 13.) Building and mechanical equipment, including but not limited to HVAC, meters, grills, elevator cabinets, transformers and satellite dishes, should be located so as to be visually shielded from adjacent roadways and properties to the extent allowed by utility companies. 14.) A comprehensive maintenance plan shall be submitted to the Redevelopment Entity/Township Committee for approval prior to Site Plan submission for all exterior areas. This plan shall identify the maintenance responsibilities and obligations of various site entities. 15.) A landscape buffer shall be provided along the Edgar Felix Bike Path to supplement the existing vegetation to adequately buffer the development from the residential uses beyond. 16.) All plant material shall be guaranteed under a performance bond for the entire site, and for the duration of any potential tax exemption or abatement.

Site Design; Sidewalks, Parking, Drive Aisles, and Streets. 1.) A minimum of 1 physical pedestrian connection shall be provided to the Edgar Felix Bike Path. 2.) Sidewalks shall be provided along street frontages and shall connect into the site. 3.) Sidewalks and decorative textured crosswalks shall be provided connecting all buildings on site. 4.) Where parking is provided perpendicular adjacent to sidewalks, sidewalks shall be six (6) feet wide to provide for vehicle overhang and allow accessibility. 5.) The location of exterior postal boxes, as applicable, shall be handicap accessible, convenient to building entrances, and near parking to avoid the need for automobiles to stop in driveways. Final locations to be approved by the local postmaster.

Open Space L. Open Space 1.) Areas on site that do not contain buildings, parking areas, roadways or driveways should be designed as open space areas for the common amenities, visual enjoyment and gathering of the residential community. 2.) Residents shall have access to the pool and recreational amenities on the amenity deck/green roof. Residents may also be allotted a limited number of guest passes per season for use at their discretion. 3.) An interior amenity area for residents at least 3,000 square feet in area shall be provided. This area shall include exercise and fitness area, as well as meeting areas and/or lounges. Such amenity area may be located in any residential building, on

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residential floors of mixed-use buildings, or within the Hotel, provided that access is available to residents free of charge. 4.) Recreational facilities for a type different than those mentioned above may be proposed for substitution by the developer and submitted for approval of the Board, or as requested by the Board.

Sustainable Building Practices M. Sustainable Building Practices. To the extent feasible, sustainable site and building practices are encouraged to reduce the project's dependency upon natural resources. These practices may include, but are not limited to, the following: 1.) Orient buildings to maximize solar gain in the winter and shade in the summer; include vegetated wind breaks and sun screens; 2.) Where practical, plant native or naturalized vegetation to minimize water, pesticide and herbicide usage and to create foraging opportunities for wildlife; 3.) Install operable windows, awnings, shading devices and roof vents to reduce reliance on HVAC units; 4.) Maximize daylight in living spaces to reduce reliance on artificial lighting; 5.) Maximize building and window insulation to conserve energy and reduce energy costs; 6.) Encourage the use of recycled building and site materials and recycle construction debris; 7.) Create shaded parking areas to reduce reliance on automotive air conditioning; 8.) Create opportunities for bicyclists and pedestrianism to reduce reliance on automobiles including shaded sidewalks, benches, bike lanes and bike racks.

Landscaping and Lighting N. Landscaping and Street Trees 1) Conformance. To promote a desirable visual environment through creative techniques and good civic design and arrangements; and to promote the conservation of open space and valuable natural resources in the Township, all redevelopment shall comply with the landscape standards set forth in §140-260, and §140-278, or provide a more appropriate design relative to the specific aspects of a particular site or development proposal with the approval of the Redevelopment Entity or Planning Board. With regard to ground cover planting, a polyethylene weed barrier shall not be required, and mulch shall be placed a depth of 3”. All areas should be designed to enhance the visual quality of the site; provide safe vehicular and pedestrian circulation; protect against potential natural and man-made hazards in a manner which will promote the public health, safety and general welfare.

2) Maintenance. Maintenance of landscape areas is a crucial part of any land development and must be addressed for all exterior areas of the Redevelopment Area. Specifications for the perpetual maintenance of all outdoor areas on a site to assure a safe and attractive environment and to promote healthy growth of all plant materials

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shall be provided. This shall include identification of the parties responsible for said maintenance.

3) Irrigation. Automatic underground irrigation systems shall be provided for all newly planted areas within the Redevelopment Area. Irrigation systems shall be designed to maximize water usage efficiency by minimizing evaporation and overspray. Rain sensors or soil moisture sensors are required to conserve water by reducing the unnecessary over watering of plantings.

O. Lighting. 1) All areas within the redevelopment area shall receive adequate illumination in accordance with applicable Township Ordinances. 2) All exterior lighting shall be full cut-off or dark sky compliant fixtures, except for accent lighting expressly approved by the Planning Board. All light fixtures shall have a correlated color temperature of between 3,000°- 3,500°Kelvin.

VII. Affordable Housing, Property Acquisition, and Relocation

Affordable Housing There are no existing or proposed affordable housing units to be removed in conjunction with the Peddlers Village Redevelopment Area, so no replacement plan is required.

Identification of Proposed Property Acquisitions The Peddlers Village Redevelopment Area has been determined to be a Redevelopment Area, without Condemnation. There are no proposed property acquisitions.

Temporary/ Permanent Resident Relocation The Peddlers Village Redevelopment Area is not currently occupied by residents or housing of any type. Therefore, no relocation is necessary.

VIII. Plan Relationship to Definitive Local Objectives

Contiguous Municipalities The thirteen municipalities contiguous to Wall Township include Colts Neck Township, Tinton Falls Borough, Neptune Township, Belmar Borough, Lake Como Borough, Spring Lake Heights Borough, Spring Lake Borough, Sea Girt Borough, Manasquan Borough, Brielle Borough, Point Pleasant Borough, Brick Township, and Howell Township. The Peddlers Village Redevelopment is not anticipated to impact the adjacent municipalities due to the physical separation. Manasquan is the closest adjacent municipality, located on the opposite side of Route 35, over 800 feet removed from the Redevelopment Area.

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Monmouth County The Monmouth County master plan introduces redevelopment as a method for municipalities in the county to enhance their established physical form and character. The vision for the plan embraces actions which focus on sustainability and stability, providing opportunities for affordable market-rate homes and civic engagement in established communities.

One of the Master Plan’s Goals is to, “Promote beneficial development and redevelopment that continues to support Monmouth County as a highly desirable place to live, work, play, and stay”.

The main purpose of the goal is to assist municipalities in identifying opportunities for redevelopment to meet the demands of the marketplace and the community. These opportunities include varying housing types, incorporating multi-purpose uses, and supporting placemaking efforts.

Furthermore, the promotion of in-fill development of abandoned structures to enhance neighborhoods is cited as an objective. The site and the surrounding area are identified on the Framework for Public Investment Map as a Priority Growth Investment Area where there is existing infrastructure enhancing redevelopment opportunities. Route 35 in this area is considered a commercial corridor within a suburban area on the Community Landscape Map.

State Development and Redevelopment Plan The 2016 New Jersey State Plan Policy Map designates this portion of Wall as Metropolitan Planning Area 1 within the urban complex but outside a center, node, or core. This portion of Wall is also located in a Smart Growth Planning Area. The State Plan guides future growth to compact forms of redevelopment to protect natural resources and encourage revitalization. The adopted State Plan of 2001 seeks to encourage redevelopment in areas where infrastructure already exists to reduce sprawl, reuse sites, and enhance the built environment. The Redevelopment Plan satisfies that overarching goal.

The following map and key illustrate the location context of the Redevelopment Area on the New Jersey State Plan Policy Map dated January 16, 2018.

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Redevelopment Area Boundary

IX. Administrative and Procedural Requirements

Compliance with Affordable Housing Obligation This Redevelopment Plan is consistent with the provisions of the Township’s plan for providing court mandated affordable housing, consistent with applicable State regulations, and orders of the Court as applicable. A minimum of 32 age-restricted, affordable senior apartments shall be provided on site, as set forth in the permitted uses above, and shall be as specifically required in the Redeveloper’s Agreement.

All affordable housing will be designed, developed, constructed, administered and restricted in accordance with the Fair Housing Act, N.J.S.A. 52:27D-301 et seq., the mandates of the NJ Supreme Court, applicable Council on Affordable Housing regulations, any orders of the court, the requirements of the Uniform Housing Affordability Controls (‘UHAC’) at N.J.A.C. 5:80-26.1 et seq. including phasing, affirmative marketing, pricing, bedroom distribution, low/mod split, affordability controls and long-term experienced administration.

Amending the Redevelopment Plan Upon compliance with the requirements of applicable law, the Township Committee of the Township of Wall may amend, revise, or modify this Redevelopment Plan, as circumstances may make such changes appropriate, following the required procedures of the LHRL as amended.

Duration of the Redevelopment Plan The Redevelopment Plan, which may be amended, shall be in full force and effect for a period of thirty (30) years from the date of approval of the Redevelopment Plan and execution of a Redevelopment Agreement.

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Redevelopment Entity The Township Committee of the Township of Wall shall serve as the redevelopment entity.

Severability If any provision of the Peddlers Village Redevelopment Plan shall be adjudged by the courts to be invalid, such adjudications shall apply only to the provision so adjudged and the remainder of the Plan shall be deemed valid and effective.

Bibliography 1. Local Redevelopment and Housing Law. 2. Wall Township Committee Resolution #18-0315, dated March 28, 2018. 3. Planning Board Resolution, dated July 9, 2018. 4. Wall Township Committee Resolution, #18-0725, dated July 25, 2018. 5. Preliminary Investigation Report for Designation of Non-Condemnation Area in Need of Redevelopment for Block 810, Lots 1, 3, and 4, by J. Nora Coyne, PP, AICP, dated June 18, 2018. 6. Monmouth County Master Plan - Volume 1, Monmouth County Freeholders, Monmouth County Planning Department Edward Sampson, PP, AICP, Director of Planning, 2016, https://www.visitmonmouth.com/page.aspx?ID=4197 7. “Policy Map of the State Development and Redevelopment Plan, Monmouth County”. State of New Jersey Department of State, Office of Planning Advocacy. January 16, 2018. 8. 2005 Master Plan Reexamination Report, Schoor DePalma, Inc., September, 2005. 9. 1999 Wall Township Master Plan, Bay Pointe Engineering Associates, August, 1999. 10. 1998 Amendment to the Land Use Plan, Bay Pointe Engineering Associates, March 27, 1998. 11. Conceptual Master Plan: The SHORE, consisting of 1 sheet, by Melillo + Bauer Associates and Studio 200, dated April 15, 2019. 12. Architectural Renderings, consisting of 6 sheets, by Melillo + Bauer Associates and Studio 200, undated.

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Appendix A Mapping prepared by J. Nora Coyne, PP, AICP, Wall Township Planner, in conjunction with the Preliminary Investigation Report for Designation as a Non-Condemnation Area in Need of Redevelopment, as follows:

Map 1: Regional Location Map Map 2: Aerial Map Map 3: Environmental Features Map Map 4: Tax and Zoning Map

Taylor Design Group, Inc. April 19, 2019 30 LL o o n n g g B r a n c h C o l t s N e c k To w n s h i p

O c e a n D e a l To w n s h i p B o r o u g h

T i n t o n T i n t o n A l l e n h u r s t F a l l s II n n t t e e r r l l a a k k e e n n B o r o u g h B o r o u g h B o r o u g h LL o o c c h h A r b o u r V i l l a g e

A s b u r y P a r k N e p t u n e To w n s h i p

B r a d l e y N e p t u n e Farmingdale B e a c h C i t y B o r o u g h B o r o u g h B o r o u g h

Avon-by-the-Sea B o r o u g h

B e l m a r B o r o u g h

H o w e l l L a k e To w n s h i p L a k e C o m o B o r o u g h

S p r i n g LL a a k k e e S p r i n g B o r o u g h LakeLake HeightsHeights B o r o u g h

S e a G i r t ^_ B o r o u g h

M a n a s q u a n B o r o u g h

B r i e l l e B o r o u g h B r i c k To w n s h i p Point Pleasant LL a a k k e e w w o o o o d d B e a c h To w n s h i p B o r o u g h P o i n t P l e a s a n t BCopyright:© o r o u g h 2013 National Geographic Society, i-cubed Sources: Township of Wall ESRI USA Topo Map (USGS Topographic Map), Last Modified 10/5/17 NJGIN NJ Counties Layer Redevelopment Preliminary ^_Study Area ³ Area Investigation Report Block 810 Lots 1, 3, & 4

0 1,750 3,500 7,000 10,500 Regional Location Map Notes: All data is estimated and has not been field verified. Map 1 of 4 1 inch = 7,000 feet BasisofInvestigthe ation

OnMarch Wallthe2018, 28, Townsh ipCom mAdopted ittee Resolution No. 18-0315, authorizingthePlanning Board undertaketo prelima inaryinvestig ationdetermto ine whetherproperties referred as“Peddlersto Village,” locBloc4,& at 3, Lotsated 1, k810, (StudyArea) qualify for desig nationas an Area in Need of Redevelopm entwithou t Condemnationpu rsu antthetoLoc alRedevelopm entHou singLaw (LRHL) N.J.S.A. 40a:12a Et Seq. Et 40a:12a

In responseIn Townshthe to ipCom resolution, m ittee Planningthe Board has prepared the DraftPrelim inaryInvestig ationReport for Desig nationof Non-Condemnation Area in Need of Redevelopm ent for the StudyArea, whic h contains maps sh owing the b ou ndariesof potentialthe Redevelopm andloc the ent, ationof properties therein.The RedevelopmLaw ent requires Planningthe that Board conduc pua t b lichearing prior to m akingitsdetermination on whether thereferred Study Area or portions thereof be desigNon-Condemnation natedasa Redevelopm Area. ent

ThePlanning Board will conduc apu t b lichearing on June 2018 18, tomake a determination as to whether the Study Area qualifies as an area in Need of Redevelopmwithou ent Condemnation t pu rsuLocto ant alRedevelopm Hou ent singLaw (LRHL). The pu (LRHL). b licmeeting will beheld beginning withWorksha opMeetingPM 7:00 at A TL ANTI C A VE followedbyRegu a larWallPMMeetingthe 7:30 Townshat at ipMu nic ipalBuilding . Lot 4Lot

Lot 3Lot SR 35

Lo t 1Lot

CHURCH ST

BENNETT LN

Sou rces: Sou rce:Esri, Dig italGlobGeoEye, e, Earthstar Geog raph icCNES/Airbu s, USDA, sDS, USGS, AeroGRID, Township of Wall ESRIUSA Topo Map (USGS Topog raphandGISUserIGN,the icModified Map),Last Com 10/5/17 m u nity Redevelopment Preliminary StudyArea Wall2015 Townsh ipParcel Bou ndary ³ Area Investigation Report Block 810 Lots 1, 3, & 4 Surrou ndingParcel Bou ndary AerialMap 0 50 100 200 300 Notes: Mapof24 1 inc1 feet300 h= isestimAll data and has ated notbeen field verified. ³ NTS (!

6 (!

7 0

4 3

46 4 6 6

8 6

4 6 38 40

46 42 (!

6 ATLANTIC AVE

0 0

5 Lot 8

4 5 6 5 5

6 44 48

0 6

Lot 3

2 6

6 6

0 SR 35 SR

6 5

70 8 50

4 54

46 52

6 72 58 5 50 60

52 Lot 1 4

5 6 74

4 6 2

6 5 6 0 8

6 2 6 2 4

5 6 6

4 5

6 8

5 76

8 4

8 CHURCH ST 0

2 66 8 5

6 4 5

2 5 6

6 5

8 Sources: Source: Esri, DigitalGlobe, GeoEye, LN BENNETT Earthstar Geographics, CNES/Airbus TownshipDS, USDA, USGS, of Wall AeroGRID,4 6 8 6 SLOPE 6 -2015 Wall TownshipIGN, Parcel and Layer. the GIS User Community (! kcsl Stream -NJDEP Known Contaminated Site List (KCSL) for NJ (Non-Homeowner), Redevelopment Preliminary Fall 2009. 15-20% -NJDEP Streams of Monmouth County, NJ (1:24,000) Area Investigation Report ³ -Wetlands (from Land Use/Land Cover 2012 Update), Edition 20150217 Study Area Wetlands (Land_lu_2012_wetland) Block 810 Lots 1, 3, & 4 -Monmouth County 2-foot contours 20-25% -Monmouth County Steep Slopes 2 Ft. Contour Environmental Features Map 25% & Greater 0 50 100 200 300 Notes: Map 3 of 4 1 inch = 200 feet All data is estimated and has not been field verified. ³ NTS

(! R-20 UV R-30 UVCR-40 UVR-20 UV UVHB-80

UVOP-2 UVHB-200 OP-10 UVOR-5 UV OR-5 UV UVOP-2 UVR-10

NB CR-10 UV UV Lot 4 HB-80 UVHD-12 UV

UVPOS Lot 3

HB-20 UVHB-200 UV

R-7.5 Lot 1 UV UVML-25

UVR-25 UVR-40

UVPOS

Sources: HB-40 Township of Wall Study Area HB-40 OP-10 R-20 2015 Wall Township Tax Map Sheets 103, 106,UV 111, 112, 113 R-10 R-25 UV Redevelopment Preliminary Township of Wall Zoning Map lastUV revised 3/8/2017. CR-10 HB-80 OP-2 R-25 ³ Area Investigation Report Block 810 Lots 1, 3, & 4 CR-40 HD-12 OR-5 R-30

HB-20 ML-25 POS R-40 0 50 100 200 Tax and Zoning Map

HB-200 NB R-10 R-7.5 Notes: Map 4 of 4 1 inch = 400 feet All data is estimated and has not been field verified. ³ NTS Redevelopment Plan – Peddlers Village Wall Township, NJ

Appendix B- Conceptual Master Plan- The Shore, prepared by Melillo+Bauer Associates and Studio 200, dated April 15, 2019.

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