The future redevelopment of the designated area should take
into consideration the existing mixed land uses surrounding the site
and the overall policies and goals of the Township, as set forth in
the 2006 Master Plan Reexamination Report and Master Plan Update.
Accordingly, the redevelopment plan should, to the greatest extent
practicable, incorporate the following goals:
A. To support the recommendation in the Reexamination Report encouraging
the revitalization of the traditional "Main Street" commercial area
of Mays Landing though the redevelopment of the site as a mixed-use
development incorporating residential, commercial and public uses
in addition to appropriate accessory facilities.
B. To establish a transitional district situated between the Mill Complex
Redevelopment Area (permitted density of 40 du/acre) and the existing
low density R-9 (residential 9,000 square feet minimum lot area) Zone,
thereby addressing the housing goal of providing a broad variety of
housing types.
C. To take advantage of the site's visual and physical proximity to
Lake Lenape and to use the lake as a visual focal point from key locations
in the redevelopment area.
D. To provide appropriately scaled commercial facilities, compatible
with existing commercial uses along Main and Mill Streets, to help
establish a critical mass of commercial uses and to promote pedestrian
activity as called for in the Reexamination Report.
E. To provide adequate shared parking to both serve the needs of the
uses within the redevelopment area and help support other uses along
Main and Mill Streets.
F. To take advantage of the site's unique location on both the Pine
Barrens Byway and the New Jersey Coastal Heritage Trail by providing
appropriate public facilities that support tourism and outdoor recreation
activities in the region.
G. To provide an appropriate number of dwelling units that are affordable
to low- and moderate-income households pursuant to the rules adopted
by the New Jersey Council on Affordable Housing (COAH) and the Uniform
Housing Administrative Code (UHAC).
All redevelopment activities in the designated area shall be
carried out in compliance with all applicable federal, state and Township
laws and regulations. The redevelopment plan for the Old Harding Highway
Redevelopment Area shall include the following:
A. Planning and implementation.
(1) Designate the Township Committee as the Redevelopment Agency for
the project area.
(2) Designate the Planning Board as the Review Agency for all applications
relating to this plan. As part of the review process, the Historic
Preservation Commission shall provide input and recommendations for
the Planning Board to consider regarding the exterior treatment of
structures on site, as well as architectural elements, such as fences,
lighting and signage.
(3) To work cooperatively with the landowners in development of a plan
that achieves the redevelopment goals.
(4) To work cooperatively with the property owner, Citta Freedman Redevelopment
Associates, LLC, in the selection of a redeveloper for the property.
(5) Enter into agreements with the redeveloper as allowed by law, to
effectuate the implementation of this plan.
(6) Encourage the Planning Board, and the Historic Preservation Commission,
to conduct expedited reviews of the redevelopment projects the cost
of which are to be borne by the redeveloper.
(7) To work with the designated redeveloper on applications for grants,
low-interest loans and other forms of technical, financial or other
assistance to implement the redevelopment plan with public, private
and nonprofit entities as needed.
B. Infrastructure.
(1) Coordinate with local service providers to insure that the project
area has adequate utility capacity (including, but not limited to,
sanitary sewers, potable water, storm sewers, electric, natural gas,
telecommunications and cable service) to meet the service needs of
the proposed mixed-use development.
(2) Encourage the use of alternate energy technologies in the redevelopment
area, including, but not limited to, solar, geothermal, etc.
(3) Coordinate with the county and the redeveloper to ensure that the
adjacent streets and traffic control measures are adequate to provide
safe access/egress to the redevelopment sites.
(4) Coordination of sidewalk and streetscape elements in and around the
site with the improvements called for in the Main Street/Mill Street
Revitalization Plan.
(5) The removal and cleanup of any hazardous wastes or materials that
may be found on site or within the buildings.
The Old Harding Highway Redevelopment Area is somewhat unique
in that it focuses on creating a moderate intensity of residential
development (maximum gross density of 10 du/ac) along with commercial
uses in a traditional main street design theme as a transition area
between the high density of the Mill Complex Redevelopment Area (40
du/ac permitted) and the lower density of the adjacent R-9 Residential
District (4.84 du/ac permitted). Accordingly, the redevelopment standards
will focus more on the intensity of development on site more than
typical area and bulk standards associated with new development. The
following standards are to supersede the existing zoning of the site.
A. Overall tract.
(1) Maximum gross residential density: 10 dwelling units/acre.
(2) Minimum gross residential density: five dwelling units/acre.
B. Parcel A (BLK 732 Lot 59, 75).
(1) Permitted uses.
(a)
Principal uses.
[1]
Residential dwelling units consisting of:
[a] Flats over ground floor commercial uses.
[b] Townhomes, with or without garages.
[c] Attached single-family (duplex) dwellings along
Wheaton Avenue.
[2]
The following nonresidential uses permitted in the Village Commercial Zone (§
203-74B of the Township Code):
[a] Studios for artists, craftsmen, photographers, etc. (§
203-74B(1));
[c] Specialty retail [§ 203-74B(4)]; retail
sales and other uses generating pedestrian activity, serving neighborhood
residential, but excluding sale of building materials, plumbing supplies,
motor vehicles, boats or swimming pools, large appliances;
[d] Professional offices [§ 203-74B(5)] excluding
medical offices;
[e] Restaurants and cafes [§ 203-74B(9)],
including sidewalk cafes but excluding facilities with drive-through
windows;
[g] Personal and household services and business services;
but excluding vehicle maintenance, repair, auto body, gas stations
and similar uses;
[h] Day-care centers, including nursery schools;
[i] Public buildings, such as municipal offices, police
station, library, post office, museum, and similar uses that directly
serve the public, but excluding facilities such as public works garage,
water treatment plant, electric transformer station, and uses of similar
nature;
[j] Banks and savings and loan institutions, but excluding
drive-through windows;
[k] General business establishments.
(b)
Accessory uses.
[1]
Surface and structural parking.
[2]
Home personal office(s), subject to the provisions of §
203-175.
[4]
All other accessory uses customarily incidental to a permitted
use.
(2) Area and bulk requirements.
(a)
Minimum parcel area: 10 acres.
(b)
Minimum perimeter setbacks.
[1]
Residential and mixed-use structures.
[a] Street setback: 20 feet from any perimeter street.
[b] Property line setback: 25 feet minimum.
[2]
Parking areas and structures.
[a] Surface parking: 10 feet.
[b] Parking structures: 25 feet.
(c)
Maximum building height.
[1]
Duplexes: 35 feet above the adjacent grade.
[2]
Mixed-use structures (flats over commercial): 45 feet.
[a] Parapet height: 50 feet above the adjacent grade.
[b] Accessory structural elements and projections (e.g.,
elevator equipment structures, mechanical equipment, vents, etc.):
up to 15 feet over the roofline height, provided that:
[i]
The total area occupied by all accessory structural elements
shall not exceed 15% of the building roof area; and
[ii]
All accessory structural elements shall be set back a minimum
of 10 feet from the building edge.
[4]
Accessory structure(s): parapet height of 20 feet above the
adjacent grade.
(d)
Maximum net residential density: 10.3 du/acre.
(e)
Gross leasable area of nonresidential principal uses.
[1]
Minimum: 20,000 square feet.
[2]
Maximum: 50,000 square feet.
(f)
Maximum impermeable site coverage: 65%.
(3) Parking.
(a)
The parking standards established in the Residential Site Improvement
Standards [N.J.A.C. 5:21 — 4.14(b)] shall be applicable to residential
units in the redevelopment area provided:
[1]
The standards for mid-rise apartments shall be applied to residential
units in a mixed-use structure.
(b)
Nonresidential parking is recommended to be provided at a ratio
of one space per 500 square feet of gross leasable area.
(c)
Pursuant to N.J.A.C. 5:21-4.14(e), a shared parking approach
to the provision of parking is encouraged and shall be permitted based
on the following:
[1]
The applicant to shall demonstrate to the Board the actual need
for parking by the presentation of parking generation studies from
authorities on the subject of parking generation. The parking generation
study shall include all nonresidential and residential uses proposed
at the site and what percentage will use public transportation. The
parking generation study shall include a time schedule matrix of uses
that will share on-site parking. Publications by the Institute of
Transportation Engineers (ITE) or the American Planners Association
(APA) or other professional associations will be considered. If a
parking generation study is not provided, the parking requirements
in RSIS parking standards will prevail.
[2]
The Planning Board may consider permitting up to a thirty-percent
reduction in required parking for a mixed-use commercial/residential
development with affordable housing units proposed, provided the applicant
can demonstrate with a parking generation study that anticipated patrons
will be generated from the adjoining proposed multifamily development
and the adjacent neighborhood.
[3]
The Planning Board may consider permitting a twenty-percent
reduction in required parking, provided an area is reserved for expansion
in the event the parking is determined to be necessary by the Planning
Board or by the applicant at a future date. If the additional parking
is pre-engineered and reviewed by the Planning Board and Planning
Board's professionals at the time the original approval is granted,
the additional parking can be constructed within five years of that
approval without returning to the Planning Board, provided that the
applicant informs the Planning Board Administrator and Township Engineer
in writing and posts a performance guarantee and inspection escrow
prior to actual construction taking place.
(d)
In the case were the applicant demonstrates that a reduction
in residential parking below RSIS standards is warranted, the Planning
Board will support and the Township will act on any reasonable request
for de minimus exceptions to the RSIS parking standards if so required.
(4) Affordable housing requirements.
(a)
A minimum 15% of all residential units shall be set aside for
occupancy by low/moderate-income households.
[1]
The redeveloper may adjust the size (in square feet) of units
designated for occupancy by low/moderate-income households to be less
that of market units, provided that the income-restricted units comply
with the minimum unit size requirements established in the Uniform
Construction Code.
[2]
The affordable units shall be subject to the provisions of Subsections
C(2) to (4),
D, and
F through
S of §
203-187 (Fair Housing Standards) of the Township Code.
[3]
Units that are deed restricted to occupancy by low- and/or moderate-income
households shall be excluded from any calculation of dwelling units
for the purpose of determining if the proposed development requires
the purchase of Pinelands development credits.
(5) Pinelands development credits.
(a)
Residential development.
[1]
Pinelands development credits shall be required to facilitate
the development of 20% of the market-rate residential units developed
in the redevelopment area.
[2]
Pinelands development credits shall not be required for units
that are set aside and deed restricted for occupancy by low- and/or
moderate-income households.
(b)
Nonresidential development: shall not require the acquisition
or redemption of any Pinelands development credits.
C. Parcels B and C (BLK 732 Lots 62, 63 and 65).
(2) Area and bulk standards.
(a)
Minimum lot area: 5,000 square feet.
(b)
Minimum landscaped perimeter buffers.
[1]
Old Harding Highway: five feet.
(c)
Maximum impermeable coverage: 90%.
D. Other standards.
(1) With the exception of the development standards set forth in Subsections
A and
B (above), the standards of the Township Development Ordinance (Chapter
203 of the Township Code) shall be applicable to development in the redevelopment area.
Section
203-11, Zoning districts enumerated, is amended to add the Old Harding Highway Redevelopment Area to the list of districts and OHHRA to the list of district symbols. In addition, the Zoning Maps listed in §
203-12B(1) and
(2) shall be amended to show the boundary of the redevelopment area and to include Old Harding Highway Redevelopment Area (OHHRA) on the Zoning Designations key.
Attached to this article is a concept plan depicting how development
of the subject parcels may appear upon completion of the redevelopment
project. It must be stressed that these plans are conceptual only.
The completed development may be different based on review comments
received from the Planning Board, Historic Preservation Commission
and Pinelands Commission.
Although the purpose of this redevelopment plan is to transform
the designated area from an underutilized light-industrial parcel
to a mixed-use (residential/commercial) neighborhood, the Township
recognizes under the current economic conditions there is a need for
the property owner/redeveloper to maintain occupancy of the existing
structures during the regulatory approval process. Accordingly, the
existing structures on site may continue to be occupied by uses permitted
in the IBP zone until construction of the redevelopment project commences;
provided, however, that no new tenants shall be permitted after the
receipt of final site plan approval.
This is not applicable. There are no residential dwelling units
located within the redevelopment area. The existing development consists
of industrial structures that are partially occupied by uses allowed
under current zoning.
The acquisition of property is not necessary to effectuate this
plan.
All provisions of this redevelopment plan, including all building
controls, regulations and/or restrictions imposed, shall be applicable
to all real property and improvements within the redevelopment area.
Because this article provides specialized regulations for housing
types, land uses, subdivision improvements, street standards, site
planning, and building design within the redevelopment area, the standards
and requirements of this article supersede and replace all conflicting
provisions in the Hamilton Township Developmental Ordinance. All ordinances
of the Township of Hamilton that are inconsistent with the provisions
of this article are superseded by the provisions of this article.
If any section, subsection, sentence, clause or phase of this
article is for any reason held to be unconstitutional or invalid,
such decision shall not affect the remaining portions of this article.
This article shall take effect upon final passage, approval,
filing with the Atlantic County Planning Board, approval by the Pinelands
Commission, and publication as required by law.