Master Plan Re-examination Report

Transcription

1 aster Plan e-examination eport ownship of onroe Gloucester ounty, J arch 2010 ur File o. P10001

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3 IP Gloucester ounty, ew Jersey P -XII P arch 2010 dopted By: IP PIG B pril 22, 2010 esolution o. PB--10 dopted Pursuant to.j... 0:-89, he ew Jersey unicipal and Use aw Prepared By: J. imothy ernan, Inc. ingsway ommons, uite ings ighway horofare, ew Jersey 0808 p: (8) f: (8) J. imothy ernan, P.., P.P.,... onroe ownship Planner.J. Planner icense o. 000

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5 B F 1. Introduction Page 1 2. verview Page 2 3. he ajor Problems and bjectives related to land Page 3 development in the ownship at the time of the last aster Plan e-xamination.. he extent to which such problems and objectives have been reduced Page 3- or have been increased subsequent to the last aster Plan e-examination adoption.. he extent to which there have been signifi cant changes in the Page - assumptions, policies and objectives forming the basis for the aster Plan or development regulations as last revised.. pecifi c changes recommended for the aster Plan or development Page regulations.. Figures rea (black) and rossover (red) Page 9-10 rossover (red) Page 11 edar reek (blue) Page ables rea (black) and rossover (red) Page 13-1 rossover (red) Page 1 edar reek (blue) Page 1 PPIX 1. ecommended and anagement ode hanges egional Growth ixed Use (G-U) Zoning istrict esource xtraction 2. aps xisting Zoning Proposed Zoning hanges

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7 G ichael F. Gabbianelli, ayor IP UI Bill ebastian, President arvin ilks, Jr., Vice President alt Bryson Frank aligiuri ich iucia on Garbowski an eefy, rdinance ommittee hairman PIG B ichael F. Gabbianelli, ayor Barry traga bie Brien, hairman ob atania obert ochswinder, Vice hairman imothy Brown V. James gnesino James uth, lternate Frank aligiuri. arry ooper, lternate om rane PIG B arolyn F. Farrell PIG B II eonard. chwartz, squire PIG B GI aymond Jordan, P.., P.P.,... PIG B P J. imothy ernan, P.., P.P.,... BUI II evin eydel UIIP usan cormick, ZIG FFI Fred eikel UPI F PUBI V. James gnesino UPI F PUBI harles arling, Jr. IP II harles. Fiore, squire IP GI hris. ehmann, P..,.., P.P.,...

8 1. IUI he ownship of onroe, as well as other municipalities within the tate of ew Jersey, is required to maintain an up-to-date aster Plan and associated development regulations. he ownship has undertaken this review of its planning in accordance with the ew Jersey unicipal and Use aw (J 0:-89) which requires, at least every six () years, a general reexamination of the aster Plan and development regulations by the Planning Board. his e-examination eport fulfi lls this local obligation. Furthermore, this report must be adopted by the Planning Board by resolution, a copy of which report and resolution shall be sent to the ounty Planning Board and Pinelands ommission. notice that the report and resolution have been adopted shall be sent to the unicipal lerk of each adjoining municipality. ith the adoption of this report in 2010, the next required reexamination of the aster Plan will be in 201. It is important to note that the last comprehensive aster Plan was prepared and adopted by the Planning Board in eptember 200. to the aster Plan and associated development regulations:. and Use/Zoning ap hanges (ee Proposed Zoning hanges map in ppendix 2): 1. ural evelopment esidential eceiving (-) and ural evelopment esidential ending (- ) to Forest esidential 0 (F-0). 2. ural evelopment ommercial (-) and ural evelopment esidential ending (-) to Forest esidential 10 (F-10). 3. egional Growth ommercial (G- ), ural evelopment ommercial (-), and ural evelopment esidential eceiving (-) to egional Growth ixed Use (G-U). ince 200, the following changes have occurred:. he adoption of two new redevelopment plans and the amendment of an existing redevelopment plan. B. he adoption of a ownship Pedestrian irculation Plan.. he adoption of a ownship ousing lement and Fair hare Plan.. he adoption of a ownship tormwater anagement Plan.. Gloucester ounty s submission to the tate of ew Jersey of a ross-cceptance eport with ownship input. F. wo mendments to the aster Plan in 200. G. ne mendment to the aster Plan in ne mendment to the aster Plan in his e-examination eport has been prepared as a result of these changes, development activity resulting from these changes, and a local desire to maintain a current and relevant aster Plan and associated development regulations. pecifi cally, this report recommends the following amendments 1 re-examination report

9 2. VVI ccording to the ew Jersey unicipal and Use aw (U) the re-examination must discuss and contain the following:. he major problems and objectives related to land development in the ownship at the time of the adoption of the last aster Plan or e-examination eport. B. he extent to which such problems and objectives have been reduced or have increased subsequent to such date.. he extent to which there have been signifi cant changes in the assumptions, policies and objectives forming the basis for the aster Plan or development regulations as last revised, with particular regard to the density and distribution of population and land uses, housing conditions, circulation, conservation of natural resources, energy conservation, collection, disposition and recycling of designated recyclable materials and changes in tate, ounty and municipal policies and objectives.. he specifi c changes recommended for the aster Plan or development regulations, if any, including underlying objectives, policies and standards, or whether a new plan or regulations should be prepared.. he recommendations of the Planning Board concerning the incorporation of redevelopment plans adopted pursuant to the ocal edevelopment and ousing aw, P , c.9 (.0:12-1 et al.) into the land use plan element of the aster Plan and recommended changes, if any, in the local development regulations necessary to effectuate the redevelopment plans of the municipality. he purpose of the re-examination requirement is to ensure that the local aster Plan and development regulations remain viable, current and capable of addressing the development pressures and concerns of the municipality. 2

10 3. J PB BJIV VP I IP I F P -XII t the time of the last aster Plan e-examination in 2009 the biggest problems related to land development in onroe, as in 2008 and in most all other locations, were the poor economy and depressed housing market. he ownship had experienced a rapid growth in the construction of single-family detached housing in the 1990 s and fi rst half of the 2000 s. his growth increased the population from 2,03 in 1990 to approximately 33,000, an increase of nearly 2% in less than two decades. s a result, the school system experienced a large infl ux of students and numerous expansions to the schools have occurred. ith the rise in population and active marketing on the part of the new administration, large retailers and their developers began exploring development opportunities in the ownship. he potential impact to the ratable base is viewed as a welcome and positive change. he economic downturn has signifi cantly slowed the objective of achieving a more diverse and stable ratable base. nother problem the ownship faced was planning for their fair share of affordable housing while the rules and regulations governing such were in a state of fl ux and numerous lawsuits against the ouncil on ffordable ousing () were working their way through the courts. he ownship has remained committed to providing a realistic opportunity for the provision of a signifi cant amount of affordable housing. astly, new residents moving into the ownship and existing residents moving within the ownship have not enjoyed a variety of housing choices with the residential growth. s stated earlier, most of the new construction has been of single-family detached homes. he ownship understands the importance of a diverse housing stock.. X I U PB BJIV B U B I UBQU P - XII PI. he economic downturn has continued right up until the present. owever, signs of a recovery began emerging in mid to late he stock market has recovered over half of its losses from a record high in ctober 200 and consumer confi dence is improving. In the housing market, the inventory of unsold homes is returning to healthier numbers and the decline in new starts has bottomed out. hile prices dropped again in 2009, they are expected to stabilize and start rising this year. o while many of the problems have diminished since mid 2009, more improvement is needed. For onroe ownship, this hopefully will mean the construction of a wider variety of housing affordable to a larger spectrum of households by income. It is also hoped that retail and other forms of nonresidential development will begin to take place sooner as opposed to later. ne project that advances the objectives discussed herein which was the subject of the last re-examination has recently received preliminary major subdivision and preliminary and fi nal major site plan approvals. he project, known as raditions at cotland un and cotland un Plaza, respectively, consists of the construction of a large active-adult, multi-family community together with commercial development in the newly created ixed Use- ge estricted istrict (U-). he project will also contribute to the construction of affordable housing for rent by eligible families. o fully achieve these objectives, changes to the zoning map and development regulations were made. nother project that advances these objectives recently received preliminary major site plan approval. he project, known as cotland ommons, consists of the development of 132 affordable family rental units. he developer is presently seeking fi nancing for the project. It is the intent of this re-examination to create an opportunity for the construction of a mixed-use community, that while not restricted by age, targets a population of retired individuals and younger, fi rst-time home buyers. dditionally, a portion of the community will be devoted to assisted living and the like. astly, the community will have a nonresidential component. o achieve the residential 3 re-examination report

11 goal, a range of single-family dwellings on small lots and multi-family dwellings will be permitted. his is a departure from the large lot, large single-family dwellings which have comprised the majority of the new construction in the ownship over the last 20 years. percentage of the residential units will be set-aside for affordable housing. he tract chosen is commonly referred to as edar reek and contains approximately 13 acres. It was the subject of past re-examinations which failed to garner Pinelands ommission certifi cation.. X I B IGIFI G I UPI, PII BJIV FIG BI F P VP GUI VI. here have not been signifi cant changes in the assumptions, policies and objectives forming the basis for the aster Plan or development regulations since last year. owever, the Pinelands ommission has recently undertaken a study of the ecological integrity of the Pinelands rea. he study, titled the cological Integrity ssessment, analyzed the entire Pinelands region and from the study, changes to the and apability ap and anagement reas were recommended. he edar reek area, while ultimately not recommended for change due to other reasons, was identifi ed as a possible management area change to egional Growth for a number of reasons, including its relatively low composite ecological integrity assessment score; the fact that the area consists largely of nonhabitat (i.e. agricultural fi elds); the fact that it is contiguous with an existing egional Growth rea; its proximity to an improved public road and other infrastructure necessary to support growth; the lack of any public development plans for the area that would be inconsistent with additional development there; and, the lack of any data presently on hand that would indicate the presence of threatened and endangered species or habitat therefor. dditionally, an area southeast of edar reek (rea ) scored high enough such that the appropriate management area is Forest rea. his area consists of approximately 2,0 acres of ural evelopment esidential eceiving and ural evelopment esidential ending istricts (- and -). It is proposed this area becomes Forest esidential istrict 0 (F-0). ee Figure o. 1 and able o. 1. oincidentally, or not, some of this area was recommended in a previous re-examination to become Forest rea and be used as an off-set to the then and now proposed egional Growth rea for edar reek. he Pinelands recommended change to Forest rea (rea ) includes land in Buena Vista and Franklin ownships as well, totalling approximately,00 acres. he Pinelands process is presently ongoing while the ownship desires to make this change now. In order to do so, the ownship is

12 required to connect the portion of rea within its borders to existing Forest rea. onroe ownship has existing Forest rea (F-0) north of the Black orse Pike. hroughout the summer and fall of 2009 the ownship worked with the Pinelands ommission to locate a suitable connection. he result is what we re calling the rossover rea. his area consists of approximately 12 acres of ural evelopment ommercial and ural evelopment esidential ending istricts (- and -). It is proposed this area becomes Forest esidential istrict 10 (F-10). It is acknowledged that the proposed Forest rea changes and their potential impacts are signifi cant and it is recommended that the ownship consider, among other measures, adopting the P s provisions for the 0% expansion of nonconforming uses (.J... :0-.2) and adopting provisions which would allow for accessory structures and expansions of existing houses within the new Forest reas without the need for variances. ee Figure o. 2 and able o. 2. he edar reek area is currently zoned egional Growth ommercial, ural evelopment ommercial and ural evelopment esidential eceiving istrict (G-, - and -). It is proposed this area becomes egional Growth ixed Use (G-U). ee Figure o. 3 and able o. 3. he Gloucester ounty Utilities uthority (GU) identifi ed this area in their wastewater management plan (P), which the new Jersey epartment of nvironmental Protection (JP) adopted in ecember, 2008, as proposed sewer service. his enables the area to be served by public sewer. opefully, with the signifi cant development opportunity afforded this area from the proposed zoning, it will be the impetus for a developer to extend public water and sewer along the Black orse Pike to this location, thereby opening up the corridor to additional commercial development. additional land covered under an existing permit for mining. ppropriate deed restrictions would need to be placed on the acquired properties ensuring they would not be used for mining itself nor remain residential, but would only be used for purposes ancillary to mining and to provide requisite buffering, and the standards of the Pinelands P, Part VI would apply. efer to ppendix 1 for proposed changes to 1-130, esource xtraction. It should be noted that the proposed zoning changes are consistent with the goals and objectives of the aster Plan. pecifi cally, the following goals and objectives are supported: Goals: ncourage a pattern of compact and contiguous growth within appropriate areas of the ownship. Guide future development and community facilities to meet the needs of the residents of the ownship, while ensuring that new development is compatible with existing development without degrading the ownship s cultural and natural resources. irect growth to areas where infrastructure capacity is currently available or committed to be available in the future. Provide for a variety of residential, commercial, industrial, agricultural, institutional, recreational and conservation uses. Provide for a balanced economic base and a source of employment through utilization of nonresidential lands. provision adopted by the ownship years ago banning new mining operations is recommended to be eliminated. ithin its Forest reas, the ownship desires to permit the continuation of existing mining operations and, under appropriate circumstances, allow for an expansion. uch a circumstance could be the purchase of adjacent properties to eliminate confl icting land uses, which then could result in the shifting of required buffers to the far side of the newly purchased properties, opening up re-examination report

13 bjectives: o ensure decent and affordable housing for all present and future residents of the ownship, without regard of their economic status by providing for a full range of housing choices that are affordable to low, moderate, middle and upper income households. o coordinate future residential and commercial development throughout the ownship to form well designed neighborhoods. o encourage the development of agerestricted housing to meet the needs of the ownship s older population. o provide for a range of commercial activities in appropriate locations where the circulation, utility and community service systems are best suited to handle the resulting volumes. ppendix 1 contains recommended changes to the and anagement code resulting from this re-examination. 1. ew egional Growth ixed Use (G-U) Zoning istrict 2. evision to hapter (esource xtraction).

14 . PIFI G F P VP GUI. ith regard to rea, able o. 1 and Figure o. 1 below identify the parcels with proposed zoning changes and their boundary, respectively. B. ith regard to the rossover rea, able o. 2 and Figure o. 2 below identify the parcels with proposed zoning changes and their boundary, respectively.. ith regard to the edar reek rea, able o. 3 and Figure o. 3 below identify the parcels with proposed zoning changes and their boundary, respectively. ppendix I contains the proposed egional Growth ixed Use (G-U) Zoning istrict tandards.. o promote a desirable visual environment through creative development techniques and good civic design and arrangements.. o prevent degradation of the environment through improper use of land.. o encourage senior citizen community housing construction.. ppendix I also contains proposed changes to 1-130, esource xtraction.. Proposed changes to the aster Plan and development regulations are consistent with the intent and purpose of the ew Jersey U in the following instances: 1. o encourage municipal action to guide the appropriate use or development of all lands in this tate, in a manner which will promote the public health, safety, morals, and general welfare. 2. o provide adequate light, air and open space. 3. o promote the establishment of appropriate population densities and concentrations that will contribute to the well being of persons, neighborhoods, communities and regions, and preservation of the environment.. o provide suffi cient space in appropriate locations for a variety of agricultural, residential, recreational, commercial and industrial uses and open space, both public and private, according to their respective environmental requirements in order to meet the needs of all ew Jersey citizens. re-examination report

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16 xisting Zoning istricts ural evelopment esidential ending istrict (-) ural evelopment esidential eceiving istrict (-) F-0 ural evelopment ommercial istrict (-) egional Growth Planned esidential istrict (G-P) egional Growth ommercial istrict (G-) egional Growth esidential ge estricted istrict (G-) Forest esidential istrict 0 (F-0) irport verlay () Black Proposed Zoning hanges I# 1 - & - to F & - to F-10 hitehall oad - B B B B B B 01 2 B 01 1 B oles ill oad B 01 3 B B 01 B 01 1 Jackson oad B 101 B B B B B B 101 B 01 1 B 01 2 B 101 B101 ate: January 2010 rawn By: ource: his map was developed using J P GI data, but this secondary product has not been verified by JP and is not state authorized onroe ownship ax ata, 200 IG ine ata, 200 erial Photography File: GI\GI PJ\monroe\aster Plan exam 10\rea Zoning hanges.mxd Figure o. 1 rea 9 re-examination report

17 F-0 - orse Pike (U oute 322) 2 - B B B 201 B B 201 B B B 001 B 001 B B B B B B 001 B B B B B001 1 B Piney ollow oad 3 B B 01 1 B 901 B B 901 B B 01 8 B B B 01 B B B B 01 B B B B 01 B B 01 B B B 01 2 B 01 3 B B 01 1 B B 201B B 201 B 201 B B B 201 B B B B 201 B 01 B B 01 3 B B 01 B B 901 B 901 B 901B 901 B B 901B 901 B 901B 901B 901B B B B 01 8 B801 2 B B B 801 B801 B 02 2 B B 801 n 10

18 B 302 B 001 B 801 B B B B 201 B 001 B 001 B 001 B B 001 B B B B B B B B B B 001 B B B B B B B B B B B B B B Piney ollow oad B B B B B B B B B B ate: January 2010 rawn By: ource: his map was developed using J P GI data, but this secondary product has not been verified by JP and is not state authorized onroe ownship ax ata, 200 IG ine ata, 200 erial Photography File: GI\GI PJ\monroe\aster Plan exam 10\rossover Zoning hanges.mxd 20 1 B B F-0 B B B B B B 101 Figure o. 2 rossover B B rea 2 n B B B 01 1 B 01 B Black orse Pike (U oute 322) xisting Zoning istricts Proposed Zoning hanges I# 2 Forest esidential istrict 0 (F-0) irport verlay () B ural evelopment esidential ending istrict (-) ural evelopment esidential eceiving istrict (-) ural evelopment ommercial istrict (-) - & - to F & - to F-0 11 re-examination report

19 B B B 01 1 B 01 2 B 01 3 B 01 B 01 B 01 8 B B B B B B 01 3 B 01 3 B 01 3 B B 01 1 F-0 B B 01 B 01 B 01 9 B B B 01 1 B 01 1 B 01 1 B B B B B 01 B G- B 801 B 801 Black orse Pike (U oute 322) B B 01 1 B 01 3 B B B 01 B 01 9 G-P B B B B B B B 801 B B B B B B B B 01 B B B 01 B 01 8 B B B B B B B B B B B xisting Zoning istricts B ural evelopment esidential eceiving istrict (-) - ural evelopment ommercial istrict (-) B B B B B B 8101 B B 8101 egional Growth Planned esidential istrict (G-P) B B B 8101 B B egional Growth ommercial istrict (G-) B B 8101 B B B Forest esidential istrict 0 (F-0) B B 8201B 8201B B B B Proposed Zoning hanges I# 3 ate: January 2010 rawn By: ource: his map was developed using J P GI data, but this secondary product has not been verified by JP and is not state authorized onroe ownship ax ata, 200 IG ine ata, 200 erial Photography File: GI\GI PJ\monroe\aster Plan exam 10\edar reek Zoning hanges.mxd B G-, -, & - to G-U B B B B B B 8201 B B B 8201 B B 8201 B 8201 Figure o. 3 B edar reek rea B B n B B 8301 B

20 able o. 1 onroe ownship aster Plan eexamination January 2010 Zoning hanges rea I# Block ot cres ddress wner urrent Zone Proposed Zone Piney ollow d Forte, eonard J - F Piney ollow d outh Jersey Gas o /avanaugh.. - F Piney ollow d Prus, James & ichael - F Piney ollow d Forte, eonard J - F Piney ollow d Forte, eonard J - F Faraway Br Forte, eonard J - F Faraway Br JP - F Faraway Branch ownship f onroe - F Faraway Br ownship f onroe - F Faraway Branch ownship f onroe - F Faraway Br JP - F Faraway Br JP - F Jackson d arlton, ugene / - F Jackson d JP - F Jackson d JP - F Jackson d alvis, Joanne - F Jackson d ownship f onroe - F Piney ollow d Bogan, enry Ii & athleen - F Jackson d erwilliger, m & awn - F Jackson d arbonetta, John & iane - F Jackson d ise, James J - F Jackson d laughter, Florence - F Piney ollow d JP - F Piney ollow d are, illiam & Janice - F Piney ollow d Papson,Jr Joseph & onna - F est Piney ollow d Vitullo, tephen & oleen - F Piney ollow d uffy, errance & andra - F Piney ollow d mith, cott & Vallair - F Piney ollow d olomaon, eonard Iii - F Piney ollow d Forte, eonard P t l - F utch ill d Gloucester ounty Game nd Fish - F Jackson d onroe unicipal Utilities uth - F Jackson d JP - F Jackson d Gloucester ounty Game nd Fish - F Jackson d Jackson, Joyce & avid - F Piney lw&jacksn otton, harles & aren - F Jackson d hew, homas & onna - F Jackson d otton, harles & aren - F Piney ollow d ollingsworth, Julie & da ae - F Piney ollow d ollingsworth, Jackie & da ae - F Piney ollow d ade, John J & dith - F Piney ollow d ade, John J Jr & dith - F Piney ollow d Biagi, James Biagi - F Piney ollow d Biagi, James & atalie - F Piney ollow d Biagi, James & atalie - F Jackson oad Gloucester ounty Game nd Fish - F-0 13 re-examination report

21 able o. 1 onroe ownship aster Plan eexamination January 2010 Zoning hanges rea I# Block ot cres ddress wner urrent Zone Proposed Zone Jackson d insley, illiam & laine - F Jackson d JP - F Jackson d arbonetta, John & iane - F Jackson d tahl, John Iii & Joan - F Jackson d rchway Programs - F Jackson d affee, dward & Francine F - F Jackson d cguire, ynne - F Jackson d oyle, avid B & athleen - F Jackson d Gloucester ounty Game & Fish ssn - F Jackson d Gloucester ounty Game & Fish ss - F Piney ollow d otton, harles & aren - F Jackson d amilton, aren - F Jackson d ahara and Inc - F Jackson d ahara and Inc - F Jackson d amilton, harles & arlene - F Jackson d ahara and, Inc. - F Jackson d Burkhart, eith & arla o/ogbin - F dditional parcel to ot ahara and, Inc. - F Piney ollow d oehler, George - F Piney ollow d rinkwater, onald J & argaret - F Piney ollow d apoliello, ichael & laire - F Piney ollow d JP - F Piney ollow d Biagi, James & atalie - F Piney ollow d JP - F Piney ollow d JP - F Piney ollow d JP - F Jackson oad cavelli, ary - F Jackson d ctague, James & attie - F Piney ollow d Public ervice lec & Gas ax ept - F Jackson d ahara and Inc - F Jackson d JP - F Jackson d JP - F Jackson d JP - F Jackson d ouie, on & ancy - F Jackson d JP - F Jackson d Public ervice lec & Gas ax ept - F Jackson d ownship f onroe - F Jackson d Giangrasso, hristopher - F Jackson d ilson, obert & inda - F Jackson d Braxton, leanor - F Jackson d attley, allie - F Jackson d attley, allie - F Jackson d enderson, James & ary - F Jackson d enderson, James & ary - F Jackson d iddick, Gerald & Phyllis - F Jackson d Gibson, usufu - F Jackson d Gibson, ahoya & lysha - F-0 1

22 able o. 1 onroe ownship aster Plan eexamination January 2010 Zoning hanges rea I# Block ot cres ddress wner urrent Zone Proposed Zone Jackson d Bowman, enry & ebecca - F Jackson d Bowman, enry Jr & ebecca - F Jackson d Bowman, enry Jr & ebecca - F Jackson d Farroni, aymond & andra - F Piney ollow d ogbin, orine - F Piney ollow d oesly, mily & illiam - F Piney ollow d Beelinger, arry - F Piney ollow d Gerlock, Gerald - F Piney ollow d Berard, erbert - F Piney ollow d iemann,illiam Iii & athleen - F Bk Piney ollow P&G ax/ept - F harps d iderio, Joseph - F Piney ollow d offa, ichael & tals - F Piney ollow d P&G ax/ept - F harp d P&G ax/ept - F Jackson d raft, tto & Grace - F Jackson d tate f j - F Birch t owell, arry Iii & usanne - F Fourth t enate bstract lc - F dditional parcel to ot 21 enate bstract lc - F dditional parcel to ot 21 enate bstract lc - F dditional parcel to ot 21 enate bstract lc - F Jackson d JP - F Jackson d JP - F Brown d rowery, lizabeth - F Jackson d Parker, dwin urray - F Jackson d JP - F oles ill d Gallagher, Joseph & arole - F Jackson d Gallagher, Joseph & arole - F-0 otal creage= 2,9. 1 re-examination report

23 able o. 2 onroe ownship aster Plan eexamination January 2010 Zoning hanges rossover rea I# Block ot cres ddress wner urrent Zone Proposed Zone Blk orse Pk talba, homas J,Jr & aren - F Black orse Pk talba, homas J,Jr & aren () - F-10 ogbin, Frank & inda (BG) Black orse Pk earns, John & eborah () - F-10 ogbin, Frank & athryn (UI) dditional parcel to ot earns, John & eborah - F dditional parcel to ot earns, John & eborah - F ospitality Br earns, eborah - & - F Blk orse Pk earns, eborah - F Blk orse Pk earns, eborah - F Black orse Pk ogbin, John - F Blk orse Pk ogbin, John - F Black orse Pk ogbin, John - F Black orse Pk outh ogbin, John - F Black orse Pk ogbin, John - F Black orse Pk ogbin, John - F Black orse Pk ogbin, John - F Black orse Pk ogbin, John - F Black orse Pk ogbin, John - F Black orse Pk earns John & eborah - F Black orse Pk ogbin, John - F Blk orse Pk ogbin, John - F Blk orse Pk ogbin, John - F-10 otal creage= 12.3 able o. 3 onroe ownship aster Plan eexamination January 2010 Zoning hanges edar reek rea I# Block ot cres ddress wner urrent Zone Proposed Zone Black orse Pk ilton omes /edar reek G- & - G-U p/o Black orse Pk edar reek G- & - G-U Black orse Pk edar reek G- G-U Black orse Pk ugues, Joseph & oris G- G-U Black orse Pk ilton omes G- G-U Black orse Pk oods, onald & iane G- G-U Blk orse Pk oods, onald + iane G- G-U Black orse Pk arnauk, lexander G- G-U otal creage=

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25 PPIX 1 ecommended and anagement ode hanges

26 his ordinance will repeal and replace : which created the G- zone standards. G-U, egional Growth ixed Use istrict.. Intent he intent of the egional Growth ixed-use (G-U) istrict is to promote residential and community commercial development on appropriately located tracts of land in the Pinelands rea of the ownship, designed in part to meet the special housing needs of older persons, with special emphasis on their particular physical needs, and in part to meet the housing needs of low and moderate income persons. he parcels of land assembled for these developments shall be of suffi cient size to permit the unifi ed development of tracts of land with primary access to the principal or collector roads of the ownship. B. Use 1. Principal Permitted Uses a. Planned development, consisting of residential, institutional and community commercial uses. he following specifi c uses shall be permitted as part of a planned development: (1) esidential units in the form of single-family detached dwellings, single-family semidetached dwellings, single-family attached dwellings, multi-family dwellings, or apartment fl ats. Independent living facilities and assisted living facilities shall also be considered permitted residential uses, whether or not they are part of a continuing care facility. (2) Institutional uses in the form of congregate care facilities, long-term care facilities and nursing homes. (3) ommunity ommercial uses in the form of retail business and service establishments, including retail shops, personal service establishments, business and professional offi ces, banks and fi duciary institutions, eating and drinking establishments, hotels and motels, commercial recreation and public assembly halls, funeral homes, independent medical and specialty care offi ces and treatment facilities, commercial parking lots and the like. b. gricultural, subject to the requirements of ection c. Public service infrastructure. 2. Permitted accessory uses a. ommon recreational, social, educational, health and dining facilities, such as a community building, swimming pools, tennis courts, shuffl eboard courts, bicycling and hiking trails, and sports and play areas, putting greens and/or picnic areas. b. llied medical facilities, entertainment facilities, libraries, food preparation facilities, dining facilities, laundry and linen service facilities, administrative offi ces, staff facilities, storage and maintenance, chapels, temporary guest lodging facilities, parking facilities, barber shops and beauty parlors, facilities for the sale of sundries, personal articles, newspapers, food and similar convenience products to the residents, and such other uses as are customarily associated with and subordinate to the permitted uses. c. ff-street parking and private garages. d. Fences and walls, which shall be uniform in size and materials and complement the architectural style, type, and design of the dwelling unit and the overall project design, as established during the site plan review and approval process. e. ecks and patios, which shall be uniform in size and materials and complement the architectural style, type, and design of the dwelling unit and the overall project design, as established during 19 re-examination report

27 the site plan review and approval process. ecks and patios are not permitted between the building setback lines and the property lines. ecks and patios shall be constructed within the building envelope. f. coordinated sign package must be provided for review prior to fi nal approval. he size, location, design, color, texture, lighting and materials of all temporary and permanent signs shall not detract from the design of proposed buildings and structures and the surrounding properties. g. ntrance gateways, provided such structure(s) are located along entrance roadway(s) to the property, are located outside of any required sight triangles, and are designed to complement the architectural style and the overall project design. h. ome occupations, subject to ection Bedroom ix 1. o residential unit shall contain greater than bedrooms. 2. maximum of 0% of the single-family detached units proposed shall have four () bedrooms. 3. o single-family attached (townhouse), single-family semi-detached or multi-family/apartment units shall have more than three (3) bedrooms and a minimum of 0% shall have two (2) bedrooms.. rea and bulk requirements 1. ract area: the minimum required tract area for a planned development is 100 acres. 2. ommunity ommercial: a minimum of 1 acres and a maximum of 30 acres of community commercial development is required. 3. esidential ensity: maximum of units/acre shall be permitted, developed in accordance with the below unit type distribution. For purposes of calculating residential density, all single-family detached dwellings, single-family semi-detached dwellings, single family attached dwellings, multifamily dwellings, apartment fl ats, independent living beds and assisted living beds shall be included. esidential density shall be calculated for the area devoted to residential use, exclusive of the area devoted to community commercial use. minimum of 00 residential units is required as part of any planned development in the G-U istrict.. Unit ype istribution: Unit ype inimum Percentage aximum Percentage of Units Proposed of Units Proposed Institutional 2% ingle-family etached 0% ingle-family ttached (ownhomes) 20% 0% ingle-family emi-etached 30% ulti-family/partment Flats 2%. Bulk requirements a. ingle-family detached dwellings: (1) inimum lot area:,00 square feet. (2) inimum lot frontage or width: feet. (3) inimum lot depth: 100 feet. () inimum front yard setback: 20 feet. () inimum secondary front yard setback (corner lots): 1 feet. 20

28 () inimum side yard setback: fi ve feet for one side, 1 feet total. here shall be a minimum of 1 feet between dwellings. () inimum rear yard setback: 20 feet. (8) aximum lot coverage: 0%. (9) aximum building height: two and one half stories or 3 feet. b. ingle-family attached dwellings: (1) inimum lot area: 1,800 square feet. (2) inimum lot frontage or width: 18 feet. (3) inimum lot depth: 100 feet. () inimum front yard setback: 20 feet () inimum secondary front yard setback (corner lots): 1 feet () inimum side yard setback (end units): 2 feet; may be reduced to 1 feet with enhanced architectural treatment of end wall, including special fenestration or side entry units and upgraded facade materials. ll facades of townhouses shall be articulated with fenestration. here shall be no blank walls. () inimum rear yard setback: 20 feet. (8) inimum distance from building front or rear wall to building front or rear wall: 0 feet. (9) inimum distance from building rear wall to building rear wall: 0 feet. (10) inimum distance from any building wall to public right-of-way, street or paved parking area: 12 feet. (11) inimum distance from any building wall to perimeter lot line: 0 feet. (12) aximum lot coverage: %. (13) aximum building height: 3 feet. (1) here shall be no more than eight units in any one building. c. ingle-family semi-detached dwellings: (1) inimum lot area: 10,000 square feet per building,,000 square feet per unit. (2) inimum lot frontage or width: 100 feet per building, 0 feet per unit. (3) inimum lot depth: 100 feet. () inimum front yard setback: 20 feet. () inimum secondary front yard setback (corner lots): 1 feet. () inimum side yard setback: 10 feet for one side, 20 feet total. () inimum rear yard setback: 20 feet. (8) aximum lot coverage: %. (9) aximum building height: two and one half stories or 3 feet. d. ulti-family Units/partment Flats: (1) inimum lot frontage or width: 200 feet. (2) inimum lot depth: 200 feet. (3) inimum front yard setback: 0 feet. () inimum setback to principal or collector roads: 00 feet. () inimum side yard setback: 0 feet. () inimum rear yard setback: 0 feet. () inimum distance from building end wall to building end wall: 0 feet. (8) inimum distance from building front or rear wall to building front or rear wall: 0 feet. (9) inimum distance from building rear wall to building rear wall: 0 feet. (10) inimum distance from any building wall to any paved parking area: 20 feet. (11) aximum lot coverage: 0%. (12) aximum building height: three and one half stories or feet e. ommunity ommercial: (1) inimum tract area: 1 acres. 21 re-examination report

29 . Buffers (2) inimum tract frontage or width: 200 feet. (3) inimum front yard setback: 30 feet. () inimum side yard setback: 10 feet. () inimum rear yard setback: 0 feet. () aximum tract coverage: percent. () inimum buffers: side yard, feet with landscaping; front yard, 10 feet with landscaping; and rear yard, 2 feet with landscaping. (8) inimum buffers adjacent to residential zones: 0 feet. (9) aximum building height: three stories or 0 feet. f. Institutional: (1) inimum tract area: acres. (2) inimum tract frontage or width: 10 feet. (3) inimum front yard setback: 30 feet. () inimum side yard setback: 30 feet. () inimum rear yard setback: 0 feet. () aximum tract coverage: 0 percent. () inimum buffers: side yard, feet with landscaping; front yard, 10 feet with landscaping; and rear yard, 2 feet with landscaping. (8) aximum building height: three stories or 0 feet. landscaped buffer, 0 feet wide, shall be provided along the entire perimeter of the development. he buffer, designed in accordance with ection 1-93, shall contain existing wooded areas, dense plantings of evergreen trees, deciduous trees, fl owering trees and shrubs or landscaped earth berms. Buffer areas shall be developed in an aesthetic manner for the primary purpose of providing a year-round visual screen to the development from adjacent rights-of-way and land uses. Fences, walls or structures shall not be permitted in the required buffer area. F. pen pace and ecreation 1. minimum of 2 percent of the area devoted to residential development shall be set aside as common open space, and shall conform to the requirements of ection 1-12 and as further detailed below. 2. ll lands set aside for open space shall be developed with active and passive recreational facilities to service the needs of the residents of the development. uch facilities may include, but are not limited to, a clubhouse, swimming pool, tennis courts, shuffl eboard courts, bicycling trails, hiking trails, sports and play areas, putting greens and/or picnic areas. ne contiguous acre area shall be dedicated to open space in a central location. he common open space must be connected to the different sections of the development by a green belt/bikeway/pedestrian pathway. 3. ll open space shall be transferred to and maintained by a homeowner s and/or condominium association. G. ffordable ousing equirements 1. ow and oderate Unit et side: a. esidential development shall provide a 20% set aside based on the total number of all units to be developed. b. ommercial development shall provide for payment of a development fee of 2.% of the equalized assessed value of the non-residential construction into a ousing rust Fund established 22

30 2. General by onroe ownship ouncil, in accordance with the tatewide on-residential evelopment Fee ct, ections 32 through 3 of P , c.. ll developments with affordable on-site housing units shall adhere to the requirements set forth by the ew Jersey ouncil on ffordable ousing () in their ubstantive ules.j... :9 1.1 et seq. and the Uniform ousing ffordability ontrols (U).J... : et seq. or other affordable housing requirement at the time of approval. he requirements in these regulations shall supersede any local requirements including amendments made to the codes previously described to update and modernize them. 3. esign and iting of ffordable ousing ll low and moderate housing units shall be blended into the development. hese units shall not be segregated on the site; they must have a similar footprint to all other non-affordable units; and they must have the same heating systems that the market rate units are provided. lternatively, if approved, the affordable housing obligation may be satisfi ed solely within the assisted living, or higher level of care, units.. ffordability t least 0% of the units in a development shall be affordable to low income households as defi ned by and in the U regulations. t least 13% of the units in a development shall be affordable to very low income households as defi ned by and in the U regulations. he affordability range shall apply to all required bedroom distributions. t least 0% of each bedroom distribution shall be affordable to low-income households as defi ned by. t least 13% of each bedroom distribution shall be affordable to very-low income households as defi ned by. and the remainder shall be affordable to moderate-income households as defi ned by.. ccupancy and ffordability In determining the initial rents and sales prices for compliance with the requirements the following standards shall be used: a. studio unit shall be affordable to a one person household; b. one bedroom unit shall be affordable to a one and one-half person household; c. two bedroom unit shall be affordable to a three person household; d. three bedroom unit shall be affordable to a four and one-half person household; and e. four bedroom unit shall be affordable to a six person household.. uration of ffordability ontrols ach restricted unit shall remain subject to the requirements and the requirements set forth in the U regulations for a period of no less than thirty (30) years. his period may either be extended or shortened as outlined in the regulations previously cited.. ffi rmative arketing ll developments are required to be affi rmatively marketed throughout the housing region assigned by. hese affi rmative marketing procedures are outlined in the ffi rmative arketing Plan 23 re-examination report

31 adopted by the ownship and approved by. Four () months in advance of the fi rst units being available for sale or rent the developer must contact the dministrative gent appointed by the ownship to implement this plan. 8. dministrative gent he dministrative gent is responsible for the implementation of s requirements and the Uniform ousing ffordability ontrols. he dministrative gent shall be the contact for any issues regarding the implementation of the ousing lement and Fair hare Plan.. Pinelands evelopment redit equirements 1. Pinelands evelopment redits (Ps) shall be used for 2% of all units in the G-U istrict, excluding those which are made affordable for low and moderate income housing in accordance with the requirements of the ouncil on ffordable ousing. ne-quarter of a Pinelands evelopment redit (i.e., one right) shall be purchased and redeemed for every four non-income restricted residential units constructed. For purposes of calculating P obligations, a unit is considered to be a singlefamily detached dwelling, a single-family semi-detached dwelling, a single-family attached dwelling, a multi-family dwelling, an apartment fl at, an independent living bed or an assisted living bed. For purposes of calculating P obligations congregate care beds, long-term care beds, and nursing home beds or similar continuing care (institutional setting) beds are not considered units. 2. minimum of 00 units is required as part of any planned development in the G-U istrict. hould a planned development fail to achieve this minimum requirement, one-quarter of a Pinelands evelopment redit (i.e., one right) shall be purchased and redeemed for every residential unit less than 00 units. I. General evelopment Plan 1. It shall be mandatory that a General evelopment Plan (GP) application be fi led and approved prior to the application for any phase of development. 2. he GP shall contain all information provided in 1-.1 and shall set forth the permitted number of dwelling units, the residential density, the unit type distribution, the amount of nonresidential fl oor space and the nonresidential fl oor area ratio for the planned development, in its entirety, according to a schedule which sets forth the timing of the various sections of the development. he GP shall also set forth the method for addressing the requirements for, but not limited to, affordable housing, Pinelands evelopment redits, open space and recreation and impact fees. he planned development shall be developed in accordance with the general development plan approved by the Planning Board notwithstanding any provisions of.j... 0:-1 et seq. or any ordinance or regulation adopted pursuant thereto after the effective date of the approval, including the phasing of development. J. dditional tandards 1. General a. inimum lot area and setback requirements shall not include easements or any required buffers or open space. b. he layout and design of the development shall create a recognizable community that encourages pedestrian traffi c and circulation. alking paths and bike paths shall be integrated into the plan and where practical, connect to the ownship system. c. ll structures shall be constructed with a compatible architectural theme, with appropriate variations in design to provide attractiveness throughout the development. he architectural theme shall include buildings, signage, fencing, lighting, paving, curbing, landscaping and other similar and related physical features. 2

32 d. ll principal structures shall connect to an approved and functioning centralized water and sanitary sewerage treatment system. e. o storage of boats, trailers or campers shall be permitted within the development, except on single family, privately owned lots. f. he provision of a bus shelter(s) to service the needs of the development shall be addressed at site plan review. g. ll property, parking areas, entrances, landscaping, and other common areas within the development shall be privately owned and maintained in accordance with a plan for such maintenance approved by the Planning Board and implemented by legal documentation to be reviewed and approved by the Planning Board ttorney. h. he minimum environmental standards contained in hapter 1, and in.j... :0- of the Pinelands omprehensive anagement Plan shall continue to apply to all development within the G-U zoning district. i. ighting and andscaping shall be in accordance with 1-11, 1-13, and esidential a. homeowner s and/or condominium association shall be created, subject to the approval of the Planning Board and in accordance with 1-113, to ensure maintenance of all common areas and facilities. b. Front to rear sidewalks/service ways on single-family detached, single-family semi-detached, and single-family attached units shall not be permitted. 3. Institutional a. he development shall contain at least one of the following: congregate care facility, long-term care facility or nursing home. n assisted living facility, independent living facility or continuing care retirement community may also be proposed to satisfy this requirement. b. he distance, at the closest point, between any two buildings shall not be less than 20 feet. In the case of two or more buildings being connected through the use of a breezeway or similar feature, the minimum distance between buildings may be reduced, but shall not be less than 10 feet. c. he minimum distance between the edge of a parking lot or driveway and any building shall be 1 feet. d. xterior freestanding lighting fi xtures shall not exceed the height of proposed structures and in no case shall be greater than 18 feet in height. he source of illumination shall be recessed and shielded within the fi xture itself and shall be consistent in character with the design of the planned community commercial area. e. n internal pathway system shall be created to provide access to all buildings, open space areas and parking areas to be located in the community commercial area.. ommunity ommercial a. he community commercial portion of the development shall be a minimum of 1 acres. pedestrian and bicycle connection shall be made between the commercial and residential sections of the site. 2 re-examination report