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.
Data in image
Data in image
Notes
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