N.J. Admin. Code § 19:31C-3.3 - Development districts

(a) The Fort Monmouth Project Area is divided into a series of development districts as depicted on the official zoning map (see Figures 3a and 3b, Official Zoning Map, below). The current version of the official zoning map with notations is available at the offices of the Authority. There shall be three types of development districts at Fort Monmouth: neighborhoods, centers, and campuses. Each of the three boroughs includes one of each of the three types of districts:

1. Neighborhood districts are residentially-focused, with the smallest block sizes as may be appropriate for low- and medium-density residential development. Where allowable, non-residential development within neighborhood districts is intended as a complementary use;

2. Center districts consist of a highly connected network of blocks. Buildings are intended to be placed close to the street to create an intimate, comfortable walking environment and formal open spaces are intended to serve as central gathering spaces. The widest variety of land uses is permitted in center districts, including residential and mixed-use development; and

3. Campus districts are characterized by large block sizes, low lot coverage limits, and a focus on office/research facilities, hotels, and institutional uses.

(b) Borough of Oceanport development districts are as follows:

1. Horseneck Center: This district is the most diverse district within Fort Monmouth. In addition to encouraging a variety of residential housing types and mixed-use development, a substantial amount of civic/institutional use is envisioned. This district includes the Fort Monmouth Historic District, and, thus, has the largest number of historic buildings that are required to be adaptively reused.

2. Education/Mixed-use Neighborhood: This district lies apart from the Oceanport Horseneck Center south of the tributary to Oceanport Creek and west of Main Street. It is intended primarily as a residential district, with low- to medium-density housing and some supporting retail, office, and civic/institutional uses.

3. Green Tech Campus: This district is intended to function as a hub for office/research and development (R&D) uses, with additional civic/institutional buildings, within a campus-like setting.

(c) Borough of Eatontown development districts are as follows:

1. Route 35 Lifestyle/Tech Center: This district lies just east of Route 35, and seeks to take advantage of the exceptional visibility which this roadway affords. Large-scale retail development near Route 35, together with residential, mixed-use, office, and institutional development further east, is envisioned.

2. Pinebrook Neighborhood: This district, located in what was known as the Howard Commons area adjacent to Pinebrook Road, is intended for medium-density residential housing. A small amount of retail use is slated for the western end of this district.

3. Golf/Conference Campus: The Suneagles Golf Course provides the central organizing element for this district. The historic Gibbs Hall, along with ancillary related features (a stone wall and outdoor swimming pool), is required to be reused as a public clubhouse, pro shop, and conference/banquet facility. A hotel and conference center is anticipated along Megill Drive, either through reuse of existing residential buildings, or new construction. The vast bulk of this district's land area is to remain as open space.

(d) Borough of Tinton Falls development districts are as follows:

1. Town Center: This district is geographically the smallest district within Fort Monmouth. It is intended as a compact, neighborhood-oriented, mixed-use district centered around a civic green. This district will complement the existing Borough Hall that is located on the west side of Municipal Drive.

2. Hemphill Neighborhood: This district is envisioned as primarily a residential neighborhood, with civic/institutional uses also permitted. Residential development will be low-scale along Tinton Avenue, creating a transition to the existing neighborhoods to the north.

3. Tech/Office/R&D Campus: This district is intended to accommodate office/research and institutional uses within a campus-like setting. The district seeks to take advantage of its access to the Garden State Parkway.

(e) The following concern the interpretation of development district boundaries:

1. In the event uncertainty exists with respect to the intended boundaries of development districts as shown on the official zoning map, the following shall apply:

i. Boundaries indicated as approximately following the center lines of streets, roads, or alleys shall be construed to follow such center lines;

ii. Boundaries indicated as approximately following platted lot lines shall be construed as following such lot lines;

iii. Boundaries indicated as approximately following boundary lines of constituent municipalities shall be construed as following such boundary lines;

iv. Boundaries indicated as following railroad lines shall be construed to be the midpoint of the railroad right-of-way, unless otherwise indicated;

v. Boundaries indicated as following shore or bank lines shall be construed to follow such shore or bank lines, and in the event of change in the shore or bank line shall be construed as moving with the actual line; boundaries indicated as approximately following the center lines of streams, rivers, creeks, or other bodies of water shall be construed to follow such center lines. Boundaries indicated as parallel to or extensions of features indicated on the official zoning map shall be so construed; and

vi. Where the boundaries do not coincide with any of the features enumerated above, or where the exact location of any boundary line is unclear or is in dispute, the boundary shall be determined by the use of the scale shown on the official zoning map.

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N.J. Admin. Code § 19:31C-3.3