[Ord. No. 23-2007 § 224-265]
The purpose of the Absecon Train Station Area Overlay is to
revitalize the area by developing mixed uses, which will add more
pedestrian activity, increase trade in the Absecon Central Business
District, to encourage pedestrian oriented uses to replace existing
vehicle oriented uses, encourage pedestrian links, transit ridership
and the development of housing to meet our constitutional obligation
to provide for affordable housing. The development of Absecon Train
Station Area is intended to create a stronger sense of community in
the area, by using the Train Station as a focus; redevelop the old
Downtown Central Business District; and connect the Absecon Train
Station to New Jersey Avenue.
Nothing contained in this Train Station Overlay section shall
supersede in any way Ordinance 4-2004 of the City of Absecon adopting
a Redevelopment Plan for Redevelopment Area 1.* Further nothing contained
in this Train Station Overlay will supersede the area designated as
"In need of Redevelopment" by City of Absecon Council Resolution 209-2000
dated November 16, 2000. If there are any conflicts between the Train
Station Overlay regulations and regulations pursuant to Ordinance
4-2004 or Resolution 209-2000 the regulations pursuant to Ordinance
4-2004 and Resolution 209-2000 shall prevail.
[Ord. No. 23-2007 § 224-268]
In order to further the purposes of the Absecon Train Station
Area, only the uses set forth in the following sections are permitted
when development is pursuant to the requirements of the overlay. A
mix of a minimum of 65% residential and maximum of 35% commercial
is required as described in this section.
The permitted uses below are also permitted on lands currently
owned by NJ Transit, its successors and assigns. The developer is
encouraged to include the NJ Transit property in the proposed development.
The City Administrator, with approval of the Mayor and Council, may
assist with coordination with the NJ Transit and the developer to
possibly enter into a joint-venture to construct a shared parking
garage, pedestrian access walks and bridges, commercial uses at the
platform level and residential units above.
A.
Permitted principal commercial uses.
(1)
The following commercial uses are permitted provided commercial
uses do not exceed 35% of the gross floor area of the proposed development
not including the floor area for enclosed parking garage providing
parking for the development.
(a)
Commuter parking facilities and passenger drop-off and pick-up
areas;
(b)
Retail sales and other uses generating pedestrian activity,
serving neighborhood residential and commuters, but excluding sale
of building materials, plumbing supplies, motor vehicles, boats or
swimming pools, large appliances;
(c)
Personal and household services and business services; but excluding
vehicle maintenance, repair, auto body, gas stations and similar uses;
(d)
Restaurants and similar establishments selling food and/or beverages,
but excluding drive-through windows;
(e)
Day care centers, including nursery schools;
(f)
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;
(g)
Banks and savings and loan institutions including drive troughs.
(h)
Public parks;
(i)
Train stations;
(j)
General Business Offices, Offices for professionals such as
architects, attorneys, doctors, engineers, planners and landscape
architects.
(2)
The following residential uses are permitted provided residential
uses represent a minimum of 65% of the gross floor area of the proposed
development, excluding parking garage area.
(a)
Residential units in apartment buildings for rent or for sale as condominium units above commercial uses on ground floor and/or enclosed parking garages. The permitted by-right density shall not exceed six dwelling units per acre without the inclusion of affordable housing. The permitted density is 35 units per acre with the inclusion of 25% affordable housing units as described in Section 224-194. With affordable housing, the density, size, location and number of dwelling units to be determined by market conditions, New Jersey Uniform Construction Code (NJUCC) requirements and the development's conformity with use mix set forth in Section 224-281 and the bulk requirements set forth with Section 224-282.
The lawfully existing uses within the proposed Absecon Train
Station Area Overlay at the time of the adoption of this Article will
retain their rights to develop/expand their facilities in accordance
with the permitted uses and bulk area requirements of the existing
underlying zoning districts without seeking relief of the Zoning Board
of Adjustment.
[Ord. No. 23-2007 § 224-269]
A.
Minimum lot size: 7,500 square feet.
B.
Minimum lot width: 75 feet.
C.
Maximum building coverage: 65% with the inclusion of affordable housing,
50% without affordable housing.
D.
Maximum impervious coverage: 80% with the inclusion of affordable
housing; 60% without affordable housing.
G.
Maximum building height:
(1)
New Jersey Avenue area: Two stories or 28 feet maximum with
commercial units at the ground level, offices and or residential units
at the second level without the inclusion of affordable housing units;
three stories or 35 feet maximum with commercial units at the ground
level, offices and or residential units at the second level and residential
units at the third level with the inclusion of affordable housing
units.
(2)
Train station platform area: Three stories or 35 feet maximum
with ground level commercial units, Train Station platform level (or
second level) commercial units and residential units at the third
level without the inclusion of affordable housing units; four stories
or 45 feet maximum with ground level commercial units, Train Station
platform level (or second level) commercial units and residential
units at the third and fourth levels with the inclusion of affordable
housing units;
(3)
Train station platform area with ground level enclosed parking:
Four stories or 45 feet maximum with ground level enclosed parking,
commercial units at the Train Station Platform Level and residential
units at the third and fourth levels without the inclusion of affordable
housing units; five stories or 55 feet maximum with ground level enclosed
parking, commercial units at the Train Station Platform Level and
residential units at the third, fourth and fifth levels with the inclusion
of affordable housing units;
(4)
For all buildings the top floor shall be a gable roof design
with gable roof dormers with windows.
(5)
The minimum slope of the gable roof shall be six feet in height
for every 12 inches of width.
(6)
Roof height shall be measured from the average finish grade
around the building to the mean height of the highest gable roof.
(7)
Variable roof heights are required. A minimum 30% of the building
must be below the maximum building height.
[Ord. No. 23-2007 § 224-283]
A.
Within the Train station platform area, incentives should be provided
to attract commuter-serving retail and service stores at the train
station platform level with apartments conveniently located above
the commercial units.
B.
Site and building design and layout will encourage resident, commuters,
visitors and other travelers to use the Absecon Train Station with
the help of a visible point of identity;
C.
Site and building design and layout shall provide for easy access
to the transportation center; continuous and safe sidewalks and pathways
that make pedestrian access easy; bike paths and storage location
that encourage bicycle access; safe and comfortable places to wait
and meet others;
D.
Overall site and building design shall include an environment that
is active, human scaled, and visually safe, well lit, attractive areas
for parking, drop-off and pick-up; and a sense of safety, security
and predictability.
E.
In the New Jersey Avenue area, improvements to all street-front facades
shall be required as part of any second floor expansion to include
apartments or offices above the commercial units at street level.
F.
Architectural requirements:
(1)
The traditional/historical character of Absecon shall be maintained.
An example would be the early 20th century train station or the Absecon
Manor at the corner of Ohio Avenue and Station Avenue.
(2)
Natural wood siding, (common 2 2/3 inch height) brick,
stone or similar or compatible building materials shall be utilized.
(3)
Traditional late 19th century to early 20th century architectural
design is encouraged for all in new construction. Examples of architectural
styles that are encouraged include Georgian, Federal, Greek Revival,
and Victorian.
[Ord. No. 23-2007 § 224-284]
[Ord. No. 23-2007 § 224-285]
Parking requirements: Parking shall be determined by the requirements of Section 224-128. The actual parking need shall be determined by the number of employees intended to occupy the facility and the number of residents anticipated to occupy the units at peak periods. It is the obligation of the applicant to demonstrate to the Board 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 commercial and residential units 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 Planning Association (APA) or other professional associations will be considered.
The Planning Board may consider permitting up to a 30% reduction in required parking pursuant to Section 224-128 for a mix use commercial/residential development with affordable housing units proposed in the Train Station Platform Area within the Absecon Train Station Area Overlay provided the applicant can demonstrate with a parking generation study that patrons and residents will utilize the public transportation. Requests beyond such 30% reduction shall require variance relief.
The Planning Board may consider permitting a 20% reduction in required parking pursuant to Section 224-128 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 without returning to the Planning Board provided the additional parking is completed within five years of the original approval being granted. The construction of the additional parking is permitted provided the applicant informs the City Engineer in writing and posts an inspection escrow prior to actual construction taking place.
The New Jersey Residential Site Improvement Standards (RSIS)
parking requirements apply to all proposed residential uses. Parking
generation can include a shared parking arrangement for accessory
uses. In the case were the applicant demonstrates that a reduction
in parking is warranted, the planning board will support an application
to NJDCA for a waiver from the parking RSIS parking requirements.
