2008 COMPREHENSIVE MASTER PLAN UPDATE

Transcription

2008 COMPREHENSIVE
MASTER PLAN UPDATE
CITY OF PLEASANTVILLE
Atlantic County N.J.
VOLUME 1 of 2
CITY OF
ABSECON
CITY OF
ABSECON
Statement of Objectives,
Principles, Assumptions,
Policies & Standards
Land Use Plan Element
Housing Plan Element
TOWNSHIP
EGG HARBOR
VOLUME 2 of 2
Circulation Plan Element
EGG HARBOR
TOWNSHIP
LAKES
BAY
Utility Service Plan
Element
Community Facilities Plan
Element
Open Space & Recreation
Plan Element
CITY OF NORTHFIELD
Prepared by
Prepared for the
September 8, 2008
Approved November 13, 2008
Pleasantville
Planning Board
2008 Comprehensive Master Plan Update
City of Pleasantville
Atlantic County, N.J.
VOLUME 1 of 2
PLEASANTVILLE PLANNING BOARD
David Bowman, Chairman
James Habron, Mayor’s Designee
Dr. Johnson Harmon, Class III
Carmen McNeal, Class IV
Henry Yarbrough, Class IV
Sergio Madrid, Alternate
Brian Vigue, Class II
William Christmas, Class IV
Louella James, Class IV
Lorenzo Bell, Alternate
Vacant, Class IV
Patricia Racz, Secretary
Norman Zlotnick, Board Solicitor
PLEASANTVILLE CITY COUNCIL
Jessie Tweedle Sr., President
Ricky Cistrunk
Dr. Johnson Harmon
Stanley Swan, Jr.
Lincoln Green
Judy Ward
Rodman Nelson
Ralph Peterson, Sr., Mayor
Marvin D. Hopkins, City Administrator
Gloria Griffin, City Clerk
Alfred R. Scerni, City Solicitor
The original of this document has been signed
and sealed pursuant to N.J.S.A. 45:14A-12.
Respectfully Submitted:
REMINGTON, VERNICK & WALBERG ENGINEERS
By:
_____________________________________
Stuart B. Wiser, P.P., AICP
N.J. Professional Planners License # LI005598
___________________________________
Edward J. Walberg, P.E., P.P., C.M.E.
N.J. Professional Planners License # LI0544
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TABLE OF CONTENTS
VOLUME 1 of 2
1.0
1.1
1.2
INTRODUCTION......................................................................................................1
Municipal Master Plan ..............................................................................................2
2008 Comprehensive Master Plan Update .............................................................3
2.0
DEFINITIONS...........................................................................................................5
3.0
3.1
3.2
3.3
3.4
3.5
3.6
3.7
HISTORICAL OVERVIEW .......................................................................................8
The Rise of Pleasantville..........................................................................................8
The City’s Decline ....................................................................................................8
The Atlantic City Factor ............................................................................................9
Pleasantville Today ..................................................................................................10
Prior Master Planning Efforts ...................................................................................11
Community Planning Activities .................................................................................11
2008 Comprehensive Master Plan Update ..............................................................12
Mandatory Elements ................................................................................................12
(1) Statement of Objectives, Principles, Assumptions, Policies & Standards ........12
(2) Land Use Plan Element ................................................................................12
Optional Elements ....................................................................................................13
(3) Housing Plan Element ..................................................................................13
(4) Circulation Plan Element...............................................................................14
(5) Utility Service Plan Element..........................................................................15
(6) Community Facilities Plan Element ..............................................................15
(7) Open Space & Recreation Plan Element......................................................15
(8) Conservation Plan Element ..........................................................................15
(9) Economic Plan Element................................................................................15
(10) Historic Preservation Plan Element ..............................................................16
(11) Recycling Plan Element ................................................................................16
(12) Farmland Preservation Plan Element ...........................................................16
(13) Development Transfer Plan Element ............................................................16
(14) Educational Facilities Plan Element..............................................................16
(15) Green Buildings and Environmental Sustainability Plan Element.................17
4.0
METHODOLOGY.....................................................................................................18
5.0
STATEMENT OF OBJECTIVES, PRINCIPLES, ASSUMPTIONS,
POLICIES & STANDARDS .....................................................................................19
General.....................................................................................................................19
Land Use Policy .......................................................................................................23
Housing Policy..........................................................................................................26
Circulation Policy......................................................................................................28
Utilities & Infrastructure Policy..................................................................................30
Community Facilities, Open Space & Recreation Policy..........................................31
Economic Development Policy ................................................................................33
Historic Preservation Policy......................................................................................36
5.1
5.2
5.3
5.4
5.5
5.6
5.7
5.8
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6.0
6.1
6.1.1
6.1.2
6.1.3
6.1.4
6.1.5
6.1.6
6.1.7
6.2
6.2.1
6.2.2
6.3
6.3.1
6.3.2
6.3.3
6.3.4
6.3.5
6.3.6
6.3.7.
LAND USE PLAN ELEMENT ..................................................................................37
Natural Conditions....................................................................................................38
Topography ..............................................................................................................38
Soil Conditions .........................................................................................................38
Water ........................................................................................................................40
Drainage...................................................................................................................42
Flood Plain Areas .....................................................................................................43
Marshes....................................................................................................................43
Flora & Fauna, Woodlands & Agricultural Areas......................................................44
Land Use ..................................................................................................................44
Existing Land Use & Patterns ..................................................................................44
Preexisting Zoning....................................................................................................46
Land Use Plan..........................................................................................................47
Residential Zoning Districts......................................................................................47
A. SFR-50 Single-Family Residential Zoning District..............................................47
B. SFR-60 Single-Family Residential Zoning District..............................................55
C. SFR-75 Single-Family Residential Zoning District..............................................58
D. MF Multi-Family Residential Zoning District .......................................................67
E. WR Waterfront Residential Zoning District .........................................................78
F. Recommended R-D Residential Duplex Zoning.................................................79
Commercial Zoning Districts ....................................................................................81
A. CBD Central Business District............................................................................81
B. COM Commercial Zoning District .......................................................................93
C. IND Industrial Zoning District ..............................................................................117
Recommended Bayside Mixed-Use (“BMU”) Zoning District .............................123
D. RSC Regional Shopping Center Zoning District.................................................128
E. WC Waterfront Commercial Zoning District........................................................133
Specialty Zoning Districts .........................................................................................134
A. CEM Cemetery Zoning District ...........................................................................134
B. PU Public Utilities Zoning District .......................................................................135
Proposed Zoning Map: Base Map............................................................................138
Zoning Overlay Districts ...........................................................................................139
A. Professional Office Overlay ................................................................................139
B. Limited Commercial Overlay...............................................................................145
C. Franklin Boulevard Mixed/Use Overlay ..............................................................148
D. New Road Residential Option ............................................................................150
E. Recommended BMU Overlay Zone....................................................................151
F. Recommended City Center Support Overlay Zone ............................................152
Proposed Zoning Map: Zoning Overlay Districts......................................................154
Redevelopment / Rehabilitation Areas.....................................................................154
A. Citywide Rehabilitation Area Designation............................................................154
(1) City-Owned Land Disposition (Scattered Site) Program..............................154
(2) HOPE VI (Phase I): Scattered Site Housing ................................................156
(3) HOPE VI (Phase II): Woodland Terrace ~ New Hope Community ..............158
(4) Narcissus Avenue Rehabilitation Area.........................................................159
(5) California Avenue Tract................................................................................162
B. Cambria Avenue Redevelopment Area ..............................................................164
C. City Center Area .................................................................................................169
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6.4
6.4.1
6.4.2
6.4.3
6.4.4
D. Lakes Bay Waterfront Redevelopment Area ......................................................176
E. Pleasantville West Redevelopment Area............................................................181
F. Gateway Redevelopment Area ...........................................................................182
G. Proposed Zoning Map: Rehabilitation / Redevelopment Areas..........................185
Additional Recommendations...................................................................................185
Determination of Completeness...............................................................................185
Fee Schedule ...........................................................................................................194
Application Review Checklists..................................................................................194
Mapping....................................................................................................................196
7.0
7.0.1
7.1
7.2
7.2.1
7.2.2
7.2.3
7.2.4
7.2.5
7.2.6
7.2.7
7.2.8
7.3
7.3.1
7.3.2
7.3.3
7.3.4
7.4
7.4.1
7.4.2
HOUSING PLAN ELEMENT....................................................................................197
Regulatory Requirements.........................................................................................197
Current Status ..........................................................................................................198
Housing Analysis......................................................................................................199
General Characteristics............................................................................................199
Housing Construction ...............................................................................................201
Age ...........................................................................................................................201
Substandard Units....................................................................................................202
Value & Price............................................................................................................203
Affordability...............................................................................................................204
Housing Stock Projection .........................................................................................206
Growth Share Projection: Housing ...........................................................................209
Employment Analysis ...............................................................................................210
General Characteristics............................................................................................210
Employment Projection ............................................................................................212
Growth Share Projection: Employment ....................................................................212
Cumulative Growth Share Projection .......................................................................215
Population Demographic Characteristics .................................................................215
Age ...........................................................................................................................215
Income......................................................................................................................216
8.0
8.1
8.2
8.3
8.3.1
8.3.2
8.3.3
8.3.4
8.3.5
8.3.6
STATUTORY PROVISIONS OF A MASTER PLAN ...............................................218
Mandatory Elements ................................................................................................218
Optional Elements ....................................................................................................219
Relationships to Other Plans....................................................................................223
City of Absecon ........................................................................................................223
City of Atlantic City ...................................................................................................224
Egg Harbor Township...............................................................................................224
City of Northfield.......................................................................................................226
Atlantic County .........................................................................................................226
State of New Jersey .................................................................................................226
9.0
EXHIBITS (Volume 1 of 2) ......................................................................................230
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VOLUME 2 of 2
SPECIFIC COMPONENTS OF THE FOLLOWING MASTER PLAN ELEMENTS ARE, OF
NECESSITY, DEPENDENT UPON THE RECOMMENDATIONS ADOPTED AS PART OF
THE LAND USE PLAN ELEMENT OF A MUNICIPAL MASTER PLAN.
ACCORDINGLY, THE FOLLOWING ELEMENTS SHALL BE ADDRESSED IN VOLUME 2
OF 2 OF THIS COMPREHENSIVE MASTER PLAN UPDATE, WHICH SHALL BE
UNDERTAKEN UPON ADOPTION OF THE RECOMMENDATIONS CONTAINED IN
VOLUME 1 OF 2 HEREIN.
10.0
CIRCULATION PLAN ELEMENT............................................................................
11.0
UTILITY PLAN ELEMENT....................................................................................
12.0
COMMUNITY FACILITIES PLAN ELEMENT ......................................................
13.0
OPEN SPACE & RECREATION PLAN ELEMENT .............................................
14.0
EXHIBITS (Volume 2 of 2) ...................................................................................
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ACKNOWLEDGEMENTS
In addition to the City’s Governing Body and the members of the Pleasantville Planning
Board, the authors wish to acknowledge the contributions of the following individuals,
who have made invaluable contributions to this effort.
CITY OF PLEASANTVILLE
Marvin D. Hopkins, City Administrator
Brian Vigue, Tax Assessor
Debra Washington,
Alfred R. Scerni, City Solicitor
Superintendent of Recreation
BOARD OF TRUSTEES
PLEASANTVILLE URBAN ENTERPRISE ZONE CORPORATION
Mayor Ralph Peterson Sr., Chairman
Dr. Johnson Harmon, City Council
Judy Ward, City Council Alternate
David Bowman, Planning Board Member
Vernon Walker, Resident Member
Quanda Grasty, Resident Member
Jerry Seelig, Retail Merchant Member
Benjamin T. Griffith, Banking Member
Vacant, Resident/Business Owner Alternate
Vacant, Legal Profession Member
Catherine Pratt, Realtor Member
Roger B. Tees, Coordinator, CEO, Secretary/Treasurer
Daniel DePasquale, P.E., P.P., C.M.E.
Edward Dennis, Jr. P.E.
Eric Gundrum, P.P., AICP
Christopher Brown, Planner
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1.0
INTRODUCTION
1.0.1 The City of Pleasantville is in a transition period. Once a thriving residential and
commercial community, the City has, over the past decades, seen considerable
social and economic decline; to the point where Pleasantville has been ranked as
one of New Jersey’s the most distressed communities.1 Statistically, the City is
suffering from high unemployment, an extremely high percentage of low income
and welfare recipient households and relatively low property values as compared
to the balance of the County and the State. Businesses have left the City and
significant portions of the municipality exhibit physical and social blight.
Over the years Pleasantville Policymakers have commissioned numerous
planning and economic development studies designed to identify the root causes
of this decline and to reverse these conditions. These actions have resulted in
the City making application to numerous state and federal agencies for financial
and technical assistance. As a result of this proactive effort, the City of
Pleasantville is the only New Jersey Municipality to receive every designation of
distress that the State is empowered to confer. Specifically, Pleasantville is a(n):
•
Special Urban Area designation under NJ’s Urban Aid legislation.
•
NJ Economic Development Authority Urban Initiatives.
•
Urban Enterprise Zone (select portions of the municipality).
•
Transit Village (downtown).
•
Urban Coordinating Council area (Waterfront District).
•
Neighborhood Preservation Program area (Waterfront & Midtown Districts).
•
State of New Jersey Abbott School District.
Additionally, the Federal government has declared Pleasantville to be:
•
A Federal Weed and Seed Community.
•
A Federal Housing and Urban Development Hope VI Community.
Finally, the City itself has declared sections of the community as being In Need of
Redevelopment while designating the entire municipality as being be In Need of
Rehabilitation under the New Jersey Local Redevelopment and Housing Law.2
1.0.2 As a result of the City’s actions, Pleasantville is beginning to see a trend toward
revitalization. Residential property values are escalating and developers are
again showing interest. Clearly, programs made possible by the aforementioned
designations are proving successful.
1
Pleasantville was ranked the State’s 39th most distressed community in the most recent update (1996).
2
N.J.S.A. 40A:12A-1 et seq.
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1.0.3 The ability of Pleasantville as a community to respond to these trends is critical if
the City is to take full advantage of these improving conditions. Without proper
planning, growth trends can reverse themselves or, alternatively, can escalate
beyond the City’s ability to manage the change.
1.1
Municipal Master Plan
1.1.1 The New Jersey Municipal Land Use Law3 requires municipalities to adopt a
municipal Master Plan before it enacts a municipal development ordinance and
municipal zoning. As specified in MLUL section 28, a municipal Master Plan is a
report (with maps, diagrams and text) addressing two (2) mandatory and 11
optional development-related planning topics.4 It is prepared for and adopted by
the municipal Planning Board as a policy document, and typically includes a
series of recommended actions. Said recommendations have no force or effect
however, until they are enacted by the municipal Governing Body by ordinance.
1.1.2 After initial adoption, the MLUL5 requires a municipality to periodically conduct a
reexamination of its master plan and development regulations as follows:
The governing body shall, at least every six years, provide
for a general reexamination of its master plan and
development regulations by the planning board, which shall
prepare and adopt by resolution a report on the findings of
such reexamination. The reexamination report shall state:
•
The major problems and objectives relating to land
development in the municipality at the time of the
adoption of the last reexamination report.
•
The extent to which such problems and objectives have
been reduced or have increased subsequent to such date.
•
The extent to which there have been significant changes
in the assumptions, policies, and objectives forming the
basis for the master 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 State,
county and municipal policies and objectives.
3
N.J.S.A. 40:55D-1 et seq. (“MLUL”)
4
While optional under N.J.S.A. 40:55D-28, a Housing Plan Element is required by N.J.S.A. 40:55D-62 before a municipality may
enact a Zoning Ordinance, thereby effectively making it a Mandatory Master Plan Element.
5
N.J.S.A. 40:55D-89
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•
The specific changes recommended for the master plan
or development regulations, if any, including underlying
objectives, policies and standards, or whether a new plan
or regulations should be prepared.
•
The recommendations of the planning board concerning
the incorporation of redevelopment plans adopted
pursuant to the Local Redevelopment and Housing Law,
40A:12A-1 et al. into the land use plan element of the
municipal master plan, and recommended changes, if
any, in the local development regulations necessary to
effectuate the redevelopment plans of the municipality.
1.1.3 The City of Pleasantville first adopted a municipal Master Plan in 1979. This
document was “reviewed” and “revised” in June of 1993,6 and further amended
via reexamination in 1999 as required by law.7
The City’s original Zone Plan was adopted after adoption of the 1979 Master
Plan. The current Zone Plan, along with companion development regulations,
was adopted in 1987. Both have been modified periodically since initial adoption,
the latest amendment to the Zoning Ordinance taking place in 2005 and the
latest amendment to the Zoning Map taking Place in 2008.
1.2
1.2.1 A Periodic General Reexamination of a municipal Master Plan is designed to 1)
review the assumptions, policies, objectives and problems facing a municipality
since the last such reexamination as well as within the context of current conditions,
and 2) recommend changes in policies / regulations to address such conditions.
Such analyses, by definition, take an incremental approach to problem
identification and problem solving and are filtered by past efforts. Accordingly,
there are times when a fresh look at a community is advisable.
This Comprehensive Master Plan Update is designed to take such a fresh look
by approaching each (addressed) Master Plan Element as if new.
While
previous efforts have been reviewed for background and context, the
assumptions, policies and objectives forming the basis for the recommendations
contained herein have not been constrained by prior decision making.
1.2.2 With the foregoing as background, this Comprehensive Master Plan Update is in
full conformance with the requirements for municipal Master Plans under section
28 of the Municipal Land Use Law as well as the provisions for general periodic
Master Plan Reexaminations under MLUL section 89.
6
1999 Reexamination (p. 3).
7
N.J.S.A. 40:55D-89
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1.2.3 Upon completion and adoption by the Pleasantville Planning Board, this
document shall serve as the operative Master Plan for the City of Pleasantville.
1.2.4 Upon adoption by the Pleasantville Planning Board, recommendations
concerning the City’s development regulations contained herein may be enacted
in the form of amendment(s) to the Chapter 290 (Zoning & Land Use) of the
Pleasantville City Code, or such other regulatory or policy documents as may be
necessary and appropriate. Such amendment(s) require adoption by the City
Council by ordinance(s).
1.2.5 After adoption by the Planning Board, a copy of this Comprehensive Master Plan
Update, with accompanying Planning Board Resolution, shall be sent to the
County Planning Board and the municipal clerk of each municipality adjoining the
City of Pleasantville.
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2.0
DEFINITIONS
2.01
For the purposes of this Comprehensive Master Plan Update, and in addition to
any terms defined within the body of this document, the following terms shall
have the meaning as set forth in this section.
2.02
Terms presented as singular or plural, masculine or feminine, or present or past
tense shall be construed within the context in which they occur.
2.1
“ADA” shall mean the Americans with Disabilities Act (42 U.S.C.A. ~ 12101 et. seq.).
2.2
“Black Horse Pike” shall mean U.S. Route 40/322.
2.3
“CAFRA” shall mean the specific body of environmental regulations administered
by the New Jersey Department of Environmental Protection under the Coastal
Area Facilities Review Act (N.J.A.C. 7:7E et seq.)
2.4
“California Avenue” a.k.a. County Road 636.
2.5
"Chapter 290" shall mean Chapter 290 of the Pleasantville City Code, otherwise
known as the Zoning & Land Use Ordinance of the City of Pleasantville, as may
be amended from time-to-time.
2.6
“City” shall have the same meaning as Pleasantville.8
2.7
“City Council” shall mean the municipal Governing Body of the City of Pleasantville.8
2.8
“City Clerk” shall mean the City Clerk of the City of Pleasantville, whose office is
assigned to maintain the official files of the municipality.
2.9
“Comprehensive Master Plan Update” shall have the same meaning as 2008
Comprehensive Master Plan Update.
2.10
“COAH” shall mean the New Jersey Council on Affordable Housing within the
New Jersey Department of Community Affairs.
2.11
“County” shall mean the County of Atlantic, State of New Jersey.
2.12
“Delilah Road” a.k.a. Atlantic County Road 646.
2.13
“FEMA” shall mean the Federal Emergency Management Agency.
2.14
“Governing Body” shall mean the City Council of the City of Pleasantville.8
8
Within the context of the various sections of this document, the terms “Pleasantville”, “City” and “Governing Body” shall mean the
City Council of the City of Pleasantville.
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2.15
"Land Use Ordinance" shall have the same meaning as “Chapter 290”
2.16
“Local Redevelopment and Housing Law” shall mean the New Jersey Local
Redevelopment and Housing Law (N.J.S.A. 40A:12A-1 et seq.).
2.17
“Main Street” a.k.a. County Road 585.
2.18
“Municipal Land Use Law” or “MLUL” shall mean the New Jersey Municipal Land
Use Law (N.J.S.A. 40:55D-1 et seq.).
2.19
“New Road” a.k.a. State Route 9.
2.20
“NJDCA” shall mean the New Jersey Department of Community Affairs and, by
extension, shall include the individual divisions and/or offices within NJDCA,
including the Office of Smart Growth and the Urban Enterprise Zone Authority.
2.21
“NJDEP” shall mean the New Jersey Department of Environmental Protection
and, by extension, shall include the individual divisions within NJDEP responsible
for implementation of the Coastal Zone Management Rules, CAFRA and other
environmental regulations.
2.22
“NJDOT” shall mean the New Jersey Department of Transportation.
2.23
“OSG” shall mean the Office of Smart Growth (formerly known as the Office of
State Planning) within the New Jersey Department of Community Affairs.
2.24
“PHA” shall have the same meaning as the Pleasantville Housing Authority.
2.25
“Planning Board” shall mean the Planning Board of the City of Pleasantville,
established pursuant to section 23 of the Municipal Land Use Law and operating
pursuant to the various regulations of the Land Use Ordinance.
2.26
“Pleasantville” shall mean the City of Pleasantville, a body corporate and politic,
and unless otherwise indicated, includes its Governing Body, elected officials,
officers and staff.8
2.27
“Pleasantville Housing Authority” shall mean the Housing Authority of the City of
Pleasantville, an independent agency of the City charged with administering
Federally-sponsored9 low income housing programs on behalf of the City.
2.28
“Pleasantville Urban Enterprise Zone” or “PUEZ” shall mean the Pleasantville
Urban Enterprise Zone, operating under the "New Jersey Urban Enterprise
Zones Act" (C.52:27 H-60 et seq.) and unless otherwise indicated, includes its
appointed Board of Trustees, officers and staff.
9
Under the auspices of the United States Department of Housing & Urban Development (“HUD”)
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2.29
“Publication” shall mean the date printed on the cover of this Comprehensive
Master Plan Update, which shall signify the date this document was finalized for
submission to the Planning Board.
2.30
“Redevelopment Statute” shall have the same meaning as the Local
Redevelopment and Housing Law.
2.31
“SJTA” shall mean the South Jersey Transportation Authority, the owner and
operator of the Atlantic City Expressway.
2.32
“State Plan” shall mean the New Jersey State Development and Redevelopment
Plan, Adopted March, 2001.
2.33
“Urban Enterprise Zone Authority” or “UEZA” shall mean the New Jersey Urban
Enterprise Zone Authority, the state overseer of Urban Enterprise Zone activities
under C.52:27H-60 et. seq.
2.34
“1979 Master Plan” shall mean the Master Plan of the City of Pleasantville,
adopted in December of 1979.
2.35
“1993 Update” shall mean the reexamination of the 1979 Master Plan prepared
by Remington & Vernick Engineers and adopted in November 10, 1993.
2.36
“1999 Reexamination” shall mean the reexamination of the 1979 Master Plan (as
updated through the 1993 Reexamination) prepared by Remington & Vernick
Engineers and adopted in July of 1999.
2.37
“2008 Comprehensive Master Plan Update” or “Comprehensive Master Plan
Update” shall mean this instant document entitled 2008 Comprehensive Master
Plan Update for the City of Pleasantville, Atlantic County, N.J., prepared by
Remington, Vernick & Walberg Engineers (with date as appearing on the front
cover hereof), including all appendices and related documents included herein by
reference.
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3.0
HISTORICAL OVERVIEW
3.1
The Rise of Pleasantville
Located in Atlantic County in southeastern New Jersey, the City of Pleasantville
was originally settled in the 1700s by European fishermen as a series of small
villages located around the Great Egg Harbor River and Lakes Bay. Whalers
and shell-fishers, moving to the region from Cape May congregated in hamlets
such as Adamstown, Risleytown, Lakestown and Smith’s Landing.
Spurred by their location as the gateway to Atlantic City, these separate villages
grew until they became a unified community in the latter-half of the 19th century.
During this period, railroads ~ and to a lesser extent (stagecoach) roadways ~
brought passengers and freight through Pleasantville on the way from Philadelphia
to Atlantic City. On December 18th, 1888, Risleyville, Pleasantville, Mt. Pleasant
and Smith’s Landing consolidated into the Borough of Pleasantville10.
Pleasantville’s economy continued to prosper with the advent of regional trolley
service in 1903. As passenger transit lines linked Absecon to Somers Point and
the ‘Mainland’ to Atlantic City, Pleasantville’s Main Street began to grow. Soon
schools, banks and stores lined the streets and public institutions (firehouse, post
office, etc.) were built. Shoppers came from throughout the region to buy
vegetables and fruits from farmers who sold their goods in the City.
This growth continued through the early 1920s, when the City’s population
doubled from 5,887 to over 12,000. What was once a former pass-through on
the way to Atlantic City became the hub of commerce for the Mainland.
Unfortunately, this prosperity was not to last.
3.2
The City’s Decline
Pleasantville’s economic decline mirrors that of many urban communities in the
post-World War II era. Highway construction (principally the Garden State
Parkway and the Atlantic City Expressway) allowed residents to move away from
the City to new suburban areas. These new roadways decimated the passenger
rail and freight rail industries on which the City’s economy was based.
Pleasantville soon lost its importance as a regional transportation hub.
Following the trend nationally, shoppers fled Pleasantville’s commercial
downtown, opting instead for the large shopping malls and strip-type
developments located outside of the City11.
Businesses followed their
customers, and the resultant loss in ratables devastated the municipality.
10
Pleasantville adopted a ‘City’ form of government in April of 1914.
11
Except for the Pleasantville Shopping Center, which continued to survive, if not thrive, through the 1980s.
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As businesses closed on Main Street, empty and deteriorated storefronts brought an
image of the City as unsafe and crime ridden. Real estate values dropped, more
affluent homeowners fled, and poorer residents, many of them renters, moved in.
As the City’s business district became less-and-less attractive as a shopping
destination, downtown property-owners were forced to lease space at less
expensive rates and to whatever businesses were willing to locate in
Pleasantville. As a result, the City’s downtown became home to light-industrial
and other non-retail uses, and the critical mass of retail and service
establishments required for Main Street commerce to thrive began to vanish.
This cycle quickly began to feed on itself, and image soon became reality. Over
time, the City simply could not rebound.
3.3
The Atlantic City Factor
In addition to what may be described as indigenous factors contributing to
Pleasantville’s economic and social decline, forces from outside the City added
negative pressures on Pleasantville’s population and economic base. In an
ironic twist of fate, the byproducts of the urban renaissance in Atlantic City fueled
the decline of neighboring Pleasantville.
What has come to be known locally as the ‘Casino-era’ began in 1976, with the
passage of the statewide referendum approving casino gaming for Atlantic City.
The first Casino-Hotel opening in 1978. Between 1976 and the mid-1980s, land
speculation caused an increase in housing prices and rental rates, while voluntary
and arson-related demolitions resulted in a reduction in housing inventory. With
excellent access to public transportation and an existing inventory of relatively
inexpensive housing units, Pleasantville became the residential location of choice
for many casino, hotel and service employees.
Atlantic City’s redevelopment began in earnest in 1988 with the adoption of the
Northeast Inlet Redevelopment Plan. Funded by the Casino Reinvestment
Development Authority,12 this Redevelopment Plan required the near-total
demolition of the hundreds of deteriorated residential units in the 101-acre
Redevelopment Area. Residents of the demolished units were required to
relocate into replacement housing.
With an insufficient housing inventory inside of Atlantic City to accommodate the
dislocated residents, many of whom were on the lower end of the income scale,
a considerable number of households followed earlier trends and relocated to
Pleasantville.
12
The state agency charged with administering the casino’s urban reinvestment obligation (“CRDA”)
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While it would be wrong to hold these relocatees fully responsible for all of
Pleasantville’s Casino-era economic and social ills, their impact on the
socioeconomic profile of the City can not be denied.
1970
TOTAL
POPULATION
13,790
1980
13,435
14.6%
25.3%
10.4%
60.2%
1990
16,027
12.0%
18.5%
8.6%
68.8%
15.8%
23.0%
10.2%
61.2%
CENSUS
2000
3.4
19,012
13
16.1%
LOW INCOME
HOUSEHOLDS
18.4%
UNEMPLOYMENT
RATE
6.0%
IN LABOR
FORCE
59.3%
POVERTY
Pleasantville Today
The statistical impact of Pleasantville’s decline is significant:14
•
The City’s median household income is $37,355, which is 79.5% of that
for Atlantic County.15 More than 17% of households have incomes less
than $15,000. Approximately 30% of households have incomes less than
$24,999, 47% less than $34,999 and 65% under $49,999.16
•
22.9% of Pleasantville’s households are considered low-income or lower
as defined by the State of New Jersey, with 17.38% in poverty. This
compares to 7.4% for Atlantic County.17
•
Unemployment rate is 8%, compared to 5.7% for Atlantic County.18
•
The City was ranked 39th on the state’s (last) municipal distress index19.
•
9.1% Of the City’s 6,559 housing units are vacant. Of the 5,960 occupied
housing units, 2,235 are rental and 3,725 are owner-occupied. This
results in a rental :: owner-occupancy ration of 37.5 :: 62.5.
•
Pleasantville consistently ranks 1st or 2nd in the County20 in terms of
percentage of population receiving public assistance.
13
Updated to 18,982 as of July 1, 2006 (http://www.wnjpin.net/OneStopCareerCenter/ LaborMarketInformation/lmi02/mcd/atlest06.htm)
14
Unless otherwise indicated, data as reported in the 2000 Federal Census (Exhibit 5)
15
Claritus (2004) (Obtained from the Pleasantville Housing Authority)
16
Pleasantville Housing Authority.
17
Council on Affordable Housing, Third Round Substantive Rules (N.J.A.C. 5:94-1.4)
18
Current through 2006 (http://www.wnjpin.net/OneStopCareerCenter/LaborMarketInformation/lmi11/mun06.xls)
19
Pursuant to NJDCA rankings (last updated in 1996)
20
Alternating with Egg Harbor City.
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These conditions have resulted in Pleasantville’s designations as detailed in
section 1.01 herein.
3.5
Prior Master Planning Efforts
3.5.1 Pleasantville’s original Master Plan was adopted in December 1979. Known
Reexaminations were adopted in 199321 and 1999. The City’s current Zone Plan
and related development regulations were adopted in November of 1987 and have
been modified periodically since, with the last change occurring in April 2008.
3.5.2 Numerous attempts to locate the 1979 Master Plan proved unsuccessful.22
However, the 1993 Update did include references to issues identified in 1979.
Based on a review of the 1993 Update as well as conversations with City
officials, business leaders and members of the Community, it is the professional
opinion of Remington, Vernick & Walberg Engineers that the problems, policies
and objectives identified in the 1979 Master Plan have either been addressed by
the City in the intervening years or have evolved into the problems, policies and
objectives identified in this 2008 Comprehensive Master Plan Reexamination.
3.5.3 This 2008 Comprehensive Master Plan Update relies heavily on the information,
analyses and conclusions contained in both the 1993 Update & the 1999
Reexamination, as same may have been updated to the present time.
3.5.4 Recreation Master Plan
In July 2001, the City commissioned a Recreation Master Plan designed to
address existing conditions and recommendations regarding Recreation
Programs, Lands and Facilities.
3.6
Community Planning Activities
The City of Pleasantville has taken a very active approach to planning over the
past several years. Recognizing its declining economic position, its deteriorating
physical stock and the toll these conditions have taken on the City’s social fabric,
local Policymakers, alone and in conjunction with state and federal agencies,
have developed various strategies aimed at reversing these trends. Taking
advantage of the state and federal designations detailed in section 1.01 herein,
such efforts include, but are not limited to, strategies embodied in the:
21
While titled “1993 Master Plan Update””, this effort was actually a Master Plan Reexamination under N.J.S.A. 40:55D-89.
22
Attempts to locate a copy of the document from 1) the Pleasantville City Clerk, 2) the Pleasantville Planning Board Secretary, 3)
the offices of the Municipal Planner and Municipal Engineer, 4) the Atlantic County Clerk, 5) the Atlantic County Department of
Planning and Economic Development and other sources were unsuccessful.
The above notwithstanding, the Municipal Land Use Law requires that a Master Plan Reexamination be based on issues faced by
a municipality from the time of the last reexamination report [emphasis added] (N.J.S.A. 40:55D-89). This effort fully addresses
the issues raised in the 1999 Reexamination and thus satisfies the statutory requirements for a Master Plan Reexamination.
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3.7
•
Zone Development Plan for the Pleasantville Urban Enterprise Zone
•
Transit Village Development Plan
•
Revitalization Plan for the Urban Coordinating Council Area
•
Neighborhood Preservation Program Plan (Waterfront district)
•
Neighborhood Preservation Program Plan (Midtown district)
•
Weed and Seed Program Plan
•
Rehabilitation Plan for the City-Owned Land Disposition Program
•
Amended & Restated Redevelopment Plan for the Lakes Bay Waterfront
Redevelopment Area
•
Amended & Restated Redevelopment Plan for the Cambria Avenue
Redevelopment Area
•
Redevelopment Plan for the Expanded City Center Area
•
Redevelopment Plan for the Narcissus Avenue Rehabilitation Area
•
Redevelopment Plan for the California Avenue Tract
•
Rehabilitation Plan for the Woodland Terrace ~ New Hope Community
The MLUL23 provides that a municipal Master Plan shall generally comprise land
use and development proposals, with maps, diagrams and text, addressing:
Mandatory Elements
(1) Statement of Objectives, Principles, Assumptions, Policies & Standards
Municipal Vision Statement / philosophical underpinnings upon which
physical, economic and social development of the municipality are based.
This Element will satisfy N.J.S.A. 40:44D-a, b. & c. as relates to the
requirements for a Master Plan Reexamination under the MLUL.
(2) Land Use Plan Element
Analyses of the relationship between land uses and development patterns
in the City both as an independent function and against the Objectives,
Principles, Assumptions, Policies and Standards and other Master Plan
Elements developed as part of this Master Planning process, with specific
attention paid to:
23
N.J.S.A. 40:55D-28 & 62
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(a) natural conditions, including, but not necessarily limited to,
topography, soil conditions, water supply, drainage, flood plain
areas, marshes, and woodlands;
(b) existing and proposed location, extent and intensity of development
of land to be used in the future for varying types of residential,
commercial, industrial, agricultural, recreational, educational and
other public and private purposes; and stating the relationship to
the existing and any proposed zone plan and zoning ordinance;
(c) showing the location of any airports and the boundaries of any
airport safety zones pursuant to the "Air Safety and Zoning Act of
1983," PL 1983, c. 260 (6:1-80 et seq.);
(d) including a statement of the standards of population density and
development intensity recommended for the municipality;
This Element will satisfy MLUL section 40:44D-89 d & e as relates to
these requirements for a Master Plan Reexamination.
Optional Elements
(3) Housing Plan Element24
Residential standards and proposals for the construction and improvement
of housing, including:
(a) An inventory of city’s housing stock by age, condition, purchase or
rental value, occupancy characteristics and type;
(b) A projection of the city’s housing stock, including the probable
future construction of low and moderate income housing, for the
next six years;
(c) An analysis of the city’s demographic characteristics, including
household size, income level and age;
(d) An analysis of the existing and probable future employment
characteristics of the city; and
(e) A determination of the city’s present and prospective fair share for
low and moderate income housing and its capacity to
accommodate its present and prospective housing needs, including
its fair share for low and moderate income housing.
24
While N.J.S.A. 40:55D-28 lists a Housing Plan Element among the Optional Elements of a Municipal Master Plan, N.J.S.A.
40:55D-62 requires a Housing Plan Element prior to the adoption of a Zoning Ordinance.
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As part of this Comprehensive Master Plan Update, a Housing Plan
Element was prepared in anticipation of a policy discussion related to the
City’s position regarding the filing of a Fair Share Plan with the New
Jersey Council on Affordable Housing.25
The document was nearing completion when the New Jersey Appellate
Division, responding to an appeal brought by affordable housing advocacy
groups, invalidated COAH’s Third Round Rules, finding that the regulations
were based on invalid calculations, arbitrary rules and unconstitutional
provisions. Under the Court’s ruling, all actions related to COAH’s Third
Round were stayed, including the preparation of new municipal Fair Share
Housing Plans, until COAH adopts revised regulations. While the Court
ordered that such regulations were to be completed within six (6) months
from the ruling (approximately July 2007), COAH has missed this deadline.
COAH published its amended Third Round Methodology and Rules in the
N.J. Register in January 2008, with comments due by mid-March 2008. The
rules were adopted in June 2008, with an effective date of December 2008.
Such Rules provide for, inter alia, a Growth Share Obligation of one
affordable housing unit for every four (4) market rate units constructed and
one affordable housing unit for every 16 jobs created. These regulations are
viewed as overly onerous on a City like Pleasantville, with its overabundance
of low and moderate income households and its need for economic
revitalization. Pleasantville’s comments submitted to COAH expand on the
City’s situation and seek relief from any Growth Share Obligation. At
Publication, no COAH response to the City’s comments were received.
The City is receptive and sensitive to the need for affordable housing
(including workforce housing to support the growth expected in neighboring
Atlantic City) in the region, has a history of supporting such efforts in
Pleasantville and anticipates continuing this policy, just not at the level
mandated by COAH. The Housing Plan Element of this Comprehensive
Master Plan Update (section 7.0 herein) outlines the City’s efforts in this
regard. The companion Fair Share Plan has been prepared to meeting the
City’s obligations in a manner deemed appropriate to Pleasantville.
(4) Circulation Plan Element
Analyses of the location and types of facilities required for the efficient
movement of people and goods into, about, and through the municipality,
taking into account the functional highway classification system of the
Federal Highway Administration and the types, locations, conditions and
availability of existing and proposed transportation facilities, including air,
water, road and rail.
25
“COAH”
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A Circulation Plan Element is required if the City wishes to create a Parking
Authority or Parking Utility and adopt of “in-lieu-of” parking fees as part of its
efforts to permit increased building height for development, or to adopt
regulations requiring developers to pay for off-tract street improvements as
a component of Subdivision and Site Plan approval process.
Additionally, a Circulation Plan Element typically forms the basis for a
municipality’s future capital programs.
(5) Utility Service Plan Element
Addresses the general location of current infrastructure and analyzes the
need for future systems, including water supply and distribution facilities,
drainage and flood control, sewerage and waste water treatment, solid
waste disposal and other related utilities.
Upon completion, this Element may be used by the City for development of
a Storm Water Management Plan pursuant to N.J.S.A. 40:55D-93 et. seq.
(6) Community Facilities Plan Element26
Addresses existing and proposed educational and cultural facilities, historic
sites, libraries, hospitals, firehouses, police stations and other public and
quasi-public institutions as well as significant private community amenities.
(7) Open Space & Recreation Plan Element26
Addresses the City’s public (municipal and Board of Education) and, as
appropriate, private sites for active and passive recreation, describing
existing facilities and identifying needed upgrades.
(8) Conservation Plan Element
Analyses the opportunities for the preservation, conservation and
utilization of the municipality’s natural resources, including, to the extent
appropriate, energy, open space, water supply, forests, soil, marshes,
wetlands, harbors, rivers and other waters, fisheries, endangered or
threatened species, wildlife and other resources as well as the impact of
each Master Plan Element on resources.
(9) Economic Plan Element
Analyses the economic development goals of the City and addresses, among
other issues, employment requirements, availability of labor pool and the
stability and diversity of the economic development program to be promoted.
26
Community Facilities Plan Elements, Open Space & Recreation Plan Elements and Conservation Plan Elements work best when
crafted together to provide for a coordinated system of public facilities while directing the efficient use of public funds.
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(10) Historic Preservation Plan Element
Identifies the location and significance of historic sites and historic districts
within a municipality, identifies the standards used to assess worthiness
for historic site or historic districts and analyzes the impact of each Master
Plan Element on the preservation of historic sites and districts.
This Element may be expected to serve as the basis for architectural or
other policy guidelines the City may wish to consider in order to preserve
the character of the City (or specific sections therein).
(11) Recycling Plan Element
Incorporating the State Recycling Plan goals, including provisions for the
collection, disposition and recycling of recyclable materials designated in
the municipal recycling ordinance, and for the collection, disposition and
recycling of recyclable materials within any development proposal for the
construction of 50 or more units of single-family residential housing or 25
or more units of multi-family residential housing and any commercial or
industrial development proposal for 1,000 square foot or more of land.
(12) Farmland Preservation Plan Element
Including an inventory of farm properties and a map illustrating significant
areas of agricultural land; a statement showing that municipal ordinances
support and promote agriculture as a business; and a plan for preserving
as much farmland as possible in the short term by leveraging monies
made available by 13:8C-1 et al. through a variety of mechanisms
including, but not limited to, utilizing option agreements, installment
purchases, and encouraging donations of permanent development
easements.
(13) Development Transfer Plan Element
Addressing the public purposes, location of sending and receiving zones
and the technical details of a development transfer program based on the
provisions of N.J.S.A. 40:55D-141.
(14) Educational Facilities Plan Element27
Incorporating the purposes and goals of the “long-range facilities plan”
required to be submitted to the Commissioner of Education by a school
district pursuant to N.J.S.A. 18A: 7G-4.
27
Element added to Municipal Land Use Law in 2008.
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(15) Green Buildings and Environmental Sustainability Plan Element27
Providing for, encouraging and promoting the efficient use of natural
resources and the installation and usage of renewable energy systems by
considering the impact of buildings on the local, regional and global
environment; allowing ecosystems of function naturally; conserving and
reusing water; on-site treatment of storm water; and optimizing climatic
conditions through site orientation and design.
3.8
With this section 3.0 as context, this Comprehensive Master Plan Update
satisfies all statutory requirements for a Master Plan and Master Plan
Reexamination pursuant to N.J.S.A. 40:55D-28 and 89, respectfully, and shall
serve as the operative Master Plan for the City of Pleasantville.
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4.0
METHODOLOGY
4.1
This Comprehensive Master Plan Update bases its findings and recommendations
on, among other sources:
4.2
•
The Atlantic County Master Plan prepared by the Atlantic County
Department of Planning Board (July 2002).
•
The State Development and Redevelopment Plan (“State Plan”) prepared
by the New Jersey State Planning Commission (March 2001).
•
Rules on Coastal Zone Management as promulgated by the New Jersey
Department of Environmental Protection (as amended).
•
Census Data compiled and released by the US Census Bureau.28
•
South Jersey Transportation Planning Organization (“SJTPO”) 2030
Population & Employment Projections by Municipality, June, 2006.
•
Elements of the 1979 Master Plan as cited in the 1993 Update.
•
The 1993 Update and 1999 Reexamination prepared by Remington &
Vernick Engineers.
•
Amendments to Chapter 290 enacted as a result of the 1999 Reexamination.
•
City of Pleasantville, Urban Enterprise Zone 5-Year Strategic Plan prepared
by Remington & Vernick Engineers (1996) as updated through the Amended
& Restated Zone Development Plan, Urban Enterprise Zone, City of
Pleasantville prepared by Remington, Vernick & Walberg Engineers (2002).
•
Electronic Tax mapping prepared by Remington, Vernick & Walberg
Engineers and MOD IV parcel data retained by the City’s Tax Assessor; 29
•
Visual inspections of the City conducted for this Master Planning process;
•
Comparison of the City’s existing land use and development patterns30
with the City’s current Zone Plan31.
•
Conversations with City officials, business leaders and Community members.
•
Other pertinent data and planning documents (footnoted as appropriate).
Unless otherwise noted, Ordinances, Resolutions, Reports and other documents
of the City of Pleasantville or its municipal agencies are on file with the
Pleasantville City Clerk.
28
http://factfinder.census.gov
29
Both current through the 2 Quarter 2007
30
Exhibit 7 & Exhibit 8
31
Exhibit 6
nd
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5.0
STATEMENT
OF
OBJECTIVES,
POLICIES & STANDARDS32
PRINCIPLES,
ASSUMPTIONS,
5.01
The Municipal Land Use Law requires that municipal Master Plan include a
“Statement of Objectives, Principles, Assumptions, Policies and Standards upon
which the constituent proposals for the physical, economic and social
development of the municipality are based”.
5.02
The 1993 Update and the 1999 Reexamination detailed at length the historical
issues and [then current] trends facing the City.
This Comprehensive Master Plan Update utilizes these efforts as background,
and updates the Statement based on current conditions and policy direction.
5.03
In addition to satisfying the statutory requirement for the required Statement, this
section will satisfy N.J.S.A. 40:44D-a, b. & c. as relates to the requirements for a
Master Plan Reexamination under the Municipal Land Use Law.
5.04
For organizational purposes, issues comprising this Statement shall be classified
via the various Master Plan Elements specified in the Municipal Land Use Law33
~ as applicable to Pleasantville.
A review of the issues facing the City reveals certain themes which overlap into
various Subject headings. To eliminate duplication, to the extent possible, this
section presents such recurring items as single entries when appropriate ~ but
separately where the focus of the entry is materially different.
Accordingly, the following sections must be read as a single Statement.
5.1
General
5.1.1 Principle: The Municipal Land Use Law34 grants municipalities the power to
control the physical development of the lands within their corporate boundaries
and provides fifteen (15) guiding purposes to be achieved by their land use /
development regulations.
The City of Pleasantville affirms its commitment to these purposes and adopts
same as general guidelines for this Comprehensive Master Plan Update, the
Land Use Ordinance, policies and practices for all appropriate municipal
agencies in the administration of their duties and responsibilities. Specifically:
32
“Statement”
33
N.J.S.A. 40:55D-28
34
N.J.S.A. 40:55D-2
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VOLUME 1 of 2
1. Encourage municipal action to guide the
appropriate use or development of all lands in this
State, in a manner which will promote the public
health, safety, morals, and general welfare;
2. Secure safety from fire, flood, panic and other
natural and man-made disasters;
3. Provide adequate light, air and open space;
4. Ensure that the development of individual
municipalities does not conflict with the
development and general welfare of neighboring
municipalities, the county and the State as a whole;
5. 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;
6. Encourage
the
appropriate
and
efficient
expenditure of public funds by the coordination of
public development with land use policies;
7. Provide sufficient 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 New Jersey citizens;
8. Encourage the location and design of transportation
routes which will promote the free flow of traffic
while discouraging location of such facilities and
routes which result in congestion or blight;
9. Promote a desirable visual environment through
creative development techniques and good civic
design and arrangement;
10. Promote the conservation of historic sites and
districts, open space, energy resources and
valuable natural resources in the State and to
prevent urban sprawl and degradation of the
environment through improper use of land;
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11. Encourage planned unit developments which
incorporate the best features of design and relate
the type, design and layout of residential,
commercial,
industrial
and
recreational
development to the particular site;
12. Encourage senior citizen community housing
construction;
13. Encourage coordination of the various public and
private procedures and activities shaping land
development with a view of lessening the cost of
such development and to the more efficient use of
land;
14. Promote utilization of renewable energy resources;
and
15. Promote the maximum practicable recovery and
recycling of recyclable materials from municipal solid
waste through the use of planning practices designed
to incorporate the State Recycling Plan goals and to
complement municipal recycling programs.
5.1.2 Principle: Pleasantville recognizes the City’s need to manage growth while
protecting against the potential negative impacts of growth.35
The State of New Jersey, through the State Plan, has designated nearly all of
Pleasantville36 as a PA-1: Metropolitan Planning Area. Metropolitan Planning
Areas are designed to provide for much of the state’s future growth through
revitalization of cities and towns; promotion of growth in compact forms;
stabilization of older suburbs; redesign of areas of sprawl; and protection of the
character of existing stable communities.37
While growth in general ~ and commercial growth in particular ~ is welcomed in
Pleasantville, the ability to manage growth so as not to overburden City services
is anticipated to remain a concern in perpetuity.
A. Objective: City Planners affirm to use all of the tools and programs at their
disposal to ensure that growth in Pleasantville is comprehensively planned
and managed in as orderly a fashion as possible.
35
The 1999 Reexamination is silent on this issue.
36
Exhibit 7
37
State Plan (pp.155-156)
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5.1.3 Principle: Pleasantville recognizes that the economic and development
environment in the City has undergone a rapid transformation over the past
several years, and that the City’s planning and development-related policies have
not always been able to keep pace.
In June 2003, the City commissioned the City Engineer to prepare new and
updated Tax Maps utilizing current digital / electronic technology and reflecting the
most recent lot geometry (subdivisions and consolidations). While such process
was required as a prerequisite to the [then] pending Citywide tax assessment
revaluation project, it is the City’s intention to utilize such new mapping as the base
map for all future City mapping projects, many of which, heretofore, utilized old,
manually-drawn maps. Such maps were completed and approved for use by the
State’s Division of Taxation, Department of Treasury, in October 2007.
A. Objective: Review and update municipal policies and regulations on an
ongoing basis to ensure that Policymakers are working with the most up-todate information.
B. Objective: Utilize the updated Pleasantville tax maps as the basis for the new
Zoning Map to be created as part of this Comprehensive Master Plan Update.
Adjust Zoning District Boundary Lines adjusted to reflect current parcel
geometry.
C. Objective: Continue to update the City’s tax maps as necessary as the base
map for all other pertinent City mapping. Continue to update the City’s
Zoning and other maps as necessary in order to maintain the most up-to-date
reference documents.
5.1.4 Principle: Pleasantville recognizes that as an older, nearly built-out community,
growth and improvement will generally be in the form of redevelopment and that
the State of New Jersey and the Federal Government has several tools to assist
the City in its efforts toward revitalization.
A. Objective: Maximize use of the tools available from the State and Federal
governments in the revitalization of the City; principally, but not exclusively,
the New Jersey Local Redevelopment and Housing Law and the New Jersey
Urban Enterprise Zone program.
B. Objective: Reverse or remove conditions which has caused the City, in whole
or in part, to be designated, variously, an Area In Need of Redevelopment or
an Area In Need of Rehabilitation under the Local Redevelopment and
Housing Law.
C. Objective: Eliminate blighting influences and prevent the spread of blight by
the application of comprehensive Redevelopment Plan and other appropriate
controls.
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D. Objective: Provide for the activation of underutilized lands which represent a
lost opportunity for valuable contribution to the welfare of the community.
E. Objective: Provide for the renovation, rehabilitation or replacement of
substandard and/or underproductive buildings or improvements where such
conditions, singularly or in combination, are detrimental to the safety, health
and welfare of the community.
F. Objective: Provide for the removal and replacement of substandard buildings
or improvements where renovation or rehabilitation is not practicable,
including where such structures do not lend themselves to reuse in a manner
consistent with these Principles and Objectives.
G. Objective: Protect and enhance lands and buildings which of themselves are
not detrimental to the public health, safety or welfare, but the inclusion of
which under the City’s redevelopment efforts is necessary, with or without
change in their condition, for the effective revitalization of a particular area.
5.2
Land Use Policy
5.2.1 Principle: Pleasantville recognizes the need for the City to encourage a varied mix of
land uses in order to ensure that the quality of life for City residents is maintained.
At Publication, extensive efforts by the City to attract various types of growth ~ in
various sections of the City ~ have been implemented, with others scheduled to
commence in the near future. These efforts include residential growth in the
Lakes Bay Waterfront, commercial redevelopment in the City Center Area and
light industrial uses at the Cambria section of the City. These initiatives are not
viewed as ends in-and-of themselves, but as the beginning of Pleasantville’s
renaissance. As such, they are anticipated to serve as anchors for the continued
redevelopment of the City.
A. Objective: Encourage a variety of land uses and building types in order to
attract a diverse population of residents and businesses; thereby affording the
best chance to comprehensively redevelop the City.
B. Objective: City Planners affirm to use all of the tools and programs at their
disposal to encourage a mix of varied land uses to ensure that the quality of
life for the residents of the City is maintained.
5.2.2 Principle: Pleasantville recognizes the need to maximize, to the extent
practicable, Smart Growth Planning Principles in the revitalization of the
community. Specifically:
A. Objective: Collaborate on Solutions: Community
collaboration is critical in development decision-making.
and
stakeholder
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B. Objective: Provide for an appropriate mixing of Land Uses.
C. Objective: Encourage infill development and redevelopment. Strengthen and
direct future development to areas of existing infrastructure.
D. Objective: Plan and build master planned communities utilizing compact,
clustered design, walkable neighborhoods and distinctive, attractive amenities
offering a sense of place.
E. Objective: Conserve and preserve open space and scenic resources.
F. Objective: Provide transportation and housing choice and opportunities.
G. Objective: Lower barriers and provide opportunities for smart development.
H. Objective: Utilize High Quality Planning and design Techniques in order to
create an environment for predictable, fair and cost-effective development
decisions.
5.2.3 Principle: Pleasantville recognizes the need to maximize use of the State Plan’s
designation of Pleasantville as a ‘PA-1 (Metropolitan) Planning Area’ in order to
support growth and (re)development.
A. Objective: Support economic development activity designed to make
appropriate use of the City’s resources.
B. Objective: Employ the Redevelopment Statute where applicable to achieve
these and other municipal objectives.
C. Objective: Recognizing the urban, fully-developed nature of the City, the
special nature of Pleasantville’s location vis-à-vis the marine tidal marshes
and the Atlantic City Skyline and the opportunities presented by these
elements, explore modification in the City’s development regulations in order
to take advantage of Pleasantville’s assets and designations while
appropriately protecting the natural environment.
D. Objective: Within the context of Objective 5.2.3 C. herein, explore Vertical
Development as a means to provide for the creation of housing units and service
a segment of the housing market not currently represented in the City, increase
homeownership opportunities and to support the economic and other Policies of
this Comprehensive Master Plan Update, including Policies and Objectives
designed to support the redevelopment of the City’s commercial downtown.
E. Objective: Within the context of objectives A. through D, and as an objective
in-and-of itself, discourage inappropriate and incompatible land uses where
such uses would serve to negatively impact existing development patterns.
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F. Objective: Within the context of objectives A. through E, and to the extent
practical, modify existing Zone Boundary Lines to eliminate instances where a
zone boundary line bisects a lot or block.
5.2.4 Principle: Pleasantville recognizes the need to maximize use of the Local
Redevelopment and Housing Law as a tool for its revitalization.
A. Objective: Reorganize and replan lands within the City via a combination of
infrastructure improvements, land consolidation and subdivision and other
mechanisms in order to create marketable parcel(s) for redevelopment
purposes.
B. Objective: Institute land use and building controls to promote the
redevelopment while remaining sensitive to the surrounding environmental
conditions and stakeholders.
C. Objective: Remove obstacles to land disposition and development; provide for
land uses which are not detrimental to the safety, health, morals, or welfare of
the community; and eliminate permitted land uses which have the potential to
cause disruption to adjacent communities.
5.2.5 Principle: Pleasantville recognizes that development applications often ignore
architectural detail in favor of less expensive, often bland, stark and utilitarian
façade designs which detract from the aesthetics of the City.
While the Planning and Zoning Boards have seen some success in encouraging
developers to design buildings with more variety and interest, their power to
compel better design is somewhat limited. Although nominally an aesthetic
issue, such architecture impacts the stability of neighborhoods and is recognized
by the Municipal Land Use Law as one of the purposes of that act.
A. Objective: Formally endorse and maximize use of the Design Criteria for the
Central Business District prepared by the City’s Urban Enterprise Zone
(section 6.3.2 A. (5) g. ii herein) as a tool for the Planning Board, Zoning
Board and the Zoning Officer.
B. Objective: Establish within the Land Use Plan and Land Use Ordinance, as
appropriate, additional Architectural design standards to promote a desirable
visual environment and ensure the continued visual integrity of the
commercial38 and residential sections of the City.
5.2.5 Policies and Standards related to land use in Pleasantville are more fully detailed
in the Land Use Plan Element (Section 6.0) of this Comprehensive Master Plan
Update.
38
Outside of the Central Business District
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5.3
Housing Policy
5.3.1 Principle: Pleasantville recognizes the need to stabilize and protect its residential
neighborhoods and to undertake efforts to insure decent, safe and sanitary
housing for all its residents.
A. Objective: Strengthen and support the City’s code enforcement efforts to
ensure that all buildings in the City conform to acceptable property
maintenance and other appropriate standards.
B. Objective: Stabilize existing residential neighborhoods by eliminating negative
influences and preventing the spread of such influences by the application of
comprehensive controls.
C. Objective: Adopt a deconversion Ordinance as part of the City’s code
enforcement efforts to insure that large single-family residential structures are
not illegally converted into rooming houses or apartment buildings and to
require deconversion where illegal conversions are found to exist.
D. Objective: Maintain the adopted Land Use Plan and Land Use Ordinance as a
rational plan to regulate development patterns and reinforce the integrity of
the City’s residential neighborhoods and commercial districts.
E. Objective: Establish within the Land Use Plan and Land Development Use, as
appropriate, specific standards to ensure the continued integrity of the
residential sections of the City.
F. Objective: Maintain the City’s efforts to reduce Residential Density in its
single-family Zoning Districts to appropriate levels.
5.3.2 Principle: Pleasantville recognizes the need to provide for the creation of housing
units to service a segment of the housing market not currently represented in the
City as well as the need to provide for increased homeownership opportunities in
the City.
A. Objective: Provide for the renovation, rehabilitation or replacement of
substandard dwelling units within the City with decent, safe and sanitary
residential units, including both rental and ownership housing and housing for
a variety of age groups and affordability ranges.
5.3.3 Principle: Pleasantville recognizes the need for affordable housing in the City,
including workforce housing targeted toward the needs of the employee base in
Atlantic City.
The active real estate market in the region has impacted the availability of lower
cost housing in the City. The high price of real estate in neighboring
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municipalities has made the relatively lower-priced Pleasantville housing market
more attractive; thereby driving the price of City real estate to a point where it is
becoming unaffordable to the traditional Pleasantville homebuyer.
In addition to being an optional Master Plan Element under the Municipal Land
Use Law, a Housing Plan Element and Fair Share (Affordable Housing) Plan is
required by the Fair Housing Act.39 A Housing Element therefore became a
required element of a municipal Master Plan in August 1988.
Pleasantville addressed affordable housing policy as part of the 1999
Reexamination by recognizing that the COAH “Second Round Substantive
Rules” then in place did not provide for an Affordable Housing Obligation for the
City. Accordingly, a reexamination to the City’s Housing Plan Element was
deferred until the next [i.e. this) Master Plan effort.
In 2004, COAH’s “Third Round Methodology and Rules”, which imposed a
Growth Share Obligation on municipalities in the form of one affordable housing
unit for every 8 market rate units constructed and one affordable housing unit for
every 25 jobs created ~ became effective in December 2004.
While the City’s Housing Element and Fair Share Plan were under development
as part of this Comprehensive Master Plan Update, the New Jersey Court,
Appellate Division, responding to an appeal brought by affordable housing
advocacy groups, invalidated COAH’s Third Round Methodology and Rules,
finding that the regulations were based on invalid calculations, arbitrary rules and
unconstitutional provisions. Under the Court’s ruling, all municipal actions related
to COAH’s Third Round were stayed ~ including the preparation of new Fair
Share Housing Plans ~ until COAH adopted revised regulations.
COAH published its amended Third Round Methodology and Rules in the New
Jersey Register in January 2008, with comments due by mid-March 2008. The
rules were adopted in June 2008, with an effective date of December 2008.
Such Rules provide for, inter alia, a Growth Share Obligation of one affordable
housing unit for every four (4) market rate units constructed and one affordable
housing unit for every 16 jobs created. These regulations are viewed as overly
onerous on a City like Pleasantville, with its overabundance of low and moderate
income households and its efforts toward economic revitalization. Pleasantville’s
comments submitted to COAH expand on the City’s situation and seek relief from
any Growth Share Obligation.
Additionally, in July 2008, the legislature has adopted and the Governor has
signed additional amendments to the COAH regulations.
39
mandating that all municipalities that choose to enact and enforce zoning ordinances must prepare a Housing Element as part of
the community’s Master Plan (N.J.S.A. 52:270-301 et seq.)
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Finally, also in July 2008, the New Jersey League of Municipalities filed a notice
of appeal with the Appellate Division of the Superior Court challenging the 2008
Third Round Rules.
The City remains sensitive to the need for affordable housing (including
workforce housing to support the growth expected in neighboring Atlantic City) in
the region, has a history of supporting such efforts in Pleasantville and
anticipates continuing this policy, just not at the level mandated by COAH.
5.3.4 Policies and Standards related to Housing in Pleasantville will be more fully
detailed in the Housing Plan Element of this Comprehensive Master Plan Update
(section 7.0 herein), which shall be prepared to meet the City’s obligations in a
manner deemed appropriate to the overall needs of the City of Pleasantville.
5.4
Circulation Policy
5.4.1 Principle: Pleasantville recognizes a concern for the safe, orderly and efficient
movement of vehicular traffic and pedestrians throughout the City.
The past several years have seen a growing number of incidents of vehicular
accidents in various sections of the City. Included in these statistics is an
alarming increase in the number of serious accidents involving pedestrians.
A. Objective: Identify and address conditions which have caused serious and
tragic incidents on the Black Horse Pike during the evening hours.
B. Objective: Identify and address conditions of conflict between vehicular traffic
on New Road and Delilah Road and students going to and leaving from the
school complex on Reading Avenue and Mill Road.
C. Objective: Identify and address conditions of conflict between vehicular /
pedestrian and vehicular / bicycle traffic along Main Street (CR 585) in the
City’s downtown commercial areas.
5.4.2 Principle: Pleasantville recognizes the need for the City to promote mass transit
to the maximum extent possible.
A. Objective: Maximize the City Transit Village designation for developmental and
programmatic improvements to the ½-mile area surrounding the Pleasantville
Bus Station (operated by New Jersey Transit) and elsewhere in the City.
B. Objective: Promote the goals, objectives and program initiatives of the City’s
Transit Village,40 including the creation of adequate parking supply in order to
support jobs and business opportunities in the vicinity of the City Center Area.
40
A Transit Village is a compact, transit-supportive, mixed-use district within walking distance of a mass transit station. The City
st
was awarded Transit Village designation in 1998 under then-Governor Whitman’s “Transportation Vision for the 21 Century”.
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C. Objective: Utilize the tools and powers of the Redevelopment Statute and
other pro-development regulations to encourage transit ridership.
D. Objective: Utilize the tools and powers of the Local Redevelopment and
Housing Law and other pro-development regulations to achieve Objectives i.
and ii. herein.
5.4.3 Principle: Pleasantville recognizes that its north/south street system, as well as
Delilah Road is inadequate to accommodate rush-hour traffic from Atlantic City to
the County’s bedroom communities.
A. Objective: Review the feasibility of increasing the number of one-way paired
streets in the City in an effort to reduce congestion on current two-way
streets.
5.4.4 Principle: Pleasantville recognizes that the City’s bicycle paths, while typically
thought of as recreational facilities, have the ability to serve as transportation
corridors, facilitating pedestrian and bicycle movement through the City and
connecting Pleasantville with Northfield to the south and Egg Harbor Township to
the west. At Publication, the City had completed bicycle paths from:
•
Devin’s Lane to New Road and then east to just before Block 59 / Lot 30.
•
Ridgewood Avenue to the south side of the railroad bridge over the Black
Horse Pike
•
the north side of the railroad bridge to Chestnut Avenue / Second Street.
Additionally, improvements to the railroad bridge and Block 59 were pending
funding approval from the UEZ. Completion is expected in the 3rd quarter 2008.
A. Objective: Maximize the use of the bicycle paths as a means of circulation for
the City’s population. Encourage pedestrian and bicycle use as opposed to
private automobiles on the City’s street system.
5.4.5 Principle: Pleasantville recognizes that its inventory of parking spaces in the
City’s commercial downtown is inadequate to satisfy the demand generated at
present, and will be increasingly inadequate as the City’s downtown revitalization
efforts become reality.
A. Objective: Develop a comprehensive strategy to address parking issues in
Pleasantville, specifically as relates to the Central Business District and
surrounding areas.
B. Objective: Institute parking requirements and create a Schedule of Required
Parking Spaces per uses in the Central Business District, which currently has
no parking requirement.
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C. Objective: Review existing parking requirements in the Schedule of Required
Parking Spaces to insure their adequacy.
D. Objective: Continue to utilize governmentally-owned land in strategic sections
of the City for public parking. Explore the feasibility of developing one (1) or
more structured parking garages on these lands.
E. Objective: Utilize the municipal Parking Utility created in October 200241 for
operation of the parking lots / structures.
F. Objective: In order to fund the centralized parking structures referenced in
Objective 5.4.5 E. herein, institute “in-lieu-of” parking fees wherein developers
could opt to “buy-down” some portion of their parking requirement by payment
of an established amount which would be dedicated to the construction and/or
ongoing operation of such parking facilities.
5.4.6 Policies and Standards related to circulation (and parking) in Pleasantville are
more fully detailed in the Circulation Plan Element (Section 10.0) of this
5.5
Utilities & Infrastructure Policy
5.5.1 Principle: Pleasantville recognizes that its aging utility infrastructure is in general
need of repair and may not be adequate to service the scope of development
envisioned for the revitalized City.
A Storm Sewer Ordinance,42 regulating on-site and off-site storm water
discharge for new development, in conjunction with NJDEP’s Storm Water
Management (MS-4) Rules,43 was adopted in July 2006.
A. Objective: Prepare a 6-year capital improvement plan consistent with N.J.S.A.
40:55D-29&30 to include subsurface utilities under City control.
B. Objective: In addition to any municipal program of capital improvements,
continue the policy of utilizing Urban Enterprise Zone funds to underwrite
infrastructure improvements required for economic development projects
when eligible.
C. Objective: Review and, if necessary, revise City Code Chapter 255 (Streets
and Sidewalks) regarding regulations requiring developers to construct /
reconstruct curbs and sidewalks surrounding their facilities and to resurface
all adjacent roadways to the centerline of the street as part of the project.
41
Via Ordinance No. 34-2002
42
Ordinance No. 25-2006
43
N.J.A.C. 7:8-1.2 et, seq. (as amended).
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D. Objective: Evaluate upgrades to the storm drainage system(s) in the City as
appropriate. Evaluate tidal flooding problems and maintain, repair and
replace stormwater facilities upon deterioration.
E. Objective: Work with private utility providers44 to insure adequate and
appropriate upgrades to the City’s infrastructure systems, including, but not
limited to, finalizing planned improvements to the water distribution system as
relates to fire protection throughout the City.
5.5.2 Policies and Standards related to utilities and infrastructure in Pleasantville are
more fully detailed in the Utility Plan Element (Section 11.0) of this
5.6
Community Facilities, Open Space & Recreation Policy
5.6.1 Principle: Pleasantville recognizes that active and passive recreation is a critical
component of a healthy residential community and that adequate recreation
facilities and supporting amenities should be provided for City residents.
While the City can boast of a network of parks and playgrounds throughout the
community, connecting bicycle paths and an active Recreation Department which
sponsors programs for residents of all ages, the provision of adequate recreation
for all City residents is anticipated to remain a concern in perpetuity.
A. Objective: Continue to maintain the City’s passive parks and active
playgrounds with equipment designed for a use by a variety of age and ability
levels.
B. Objective: Provide for the appropriate illumination of all parks, playgrounds
and bicycle paths to insure the safety of users.
C. Objective: Create outdoor recreation opportunities based
redeveloped municipal Marina.
Provide for commercial,
educational and other supporting uses to serve as amenities to
existing) waterfront residential community and which are
customary to a full-service recreational marina.
around the
recreational,
the (new and
normal and
D. Objective: Prior to this Comprehensive Master Plan Update, the City leased
the privately-owned land across Mulberry Avenue from the Pleasantville
Recreation Center for Recreation Center parking. In or about July, 2007, the
owner of this land made application to the City’s Zoning Board for the
construction of single-family homes on this lot. Accordingly, the City is
required to find an alternate parking lot prior to commencement of
construction.
44
Electric, gas, communications, etc.
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At Publication, the City had acquired the land necessary to replace the
privately-owned parking area and had completed the design of the new
parking lot. Construction was pending allocation of funding.
5.6.2 Principle: Pleasantville recognizes the need for the City to protect its natural
resources while maximizing use of the State Plan’s designation of Pleasantville as a
‘PA-1 (Metropolitan) Planning Area’ in order to support growth and (re)development.
Located in New Jersey’s Coastal Zone, development in Pleasantville is regulated
by CAFRA and the Coastal Zone Management Rules. Within the context of
these and other environmental regulations, City Planners have expressed the
desire to respect and protect the City’s natural environment where appropriate
and to foster resource-friendly development where possible.
A. Objective: Support economic development activity designed to make
appropriate use of the City’s resources.
B. Objective: Employ the Redevelopment Statute where applicable to achieve
these and other municipal objectives.
C. Objective: Recognizing the urban, fully-developed nature of the City, the
special nature of Pleasantville’s location vis-à-vis the marine tidal marshes
and the Atlantic City Skyline and the opportunities presented by these
elements, explore modification in the City’s development regulations in order
to take advantage of Pleasantville’s assets and designations while
appropriately protecting the natural environment.
D. Objective: Within the context of Objective 5.6.2 C herein, explore Vertical
Development as a means to provide for the creation of housing units and service
a segment of the housing market not currently represented in the City, increase
homeownership opportunities and to support the economic and other Policies of
this Comprehensive Master Plan Update, including Policies and Objectives
designed to support the redevelopment of the City’s commercial downtown.
E. Objective: Create a Conservation Zone along the City’s eastern boundary
where the bay and marine tidal marshlands make development unpermitable
under NJDEP regulations.
5.6.3 Principle: Undertake a Green Buildings and Environmental Sustainability Plan
Element to the Master Plan as funding becomes available. Until such time,
address ‘green’ technologies within the context of Chapter 290.
A. Objective: Encourage ‘green’ technologies (windmills, solar, geothermal, etc.)
as accessory uses in new construction and building rehabilitation and as
principal uses at appropriate locations within the City (i.e., where such uses
do not conflict with neighboring land uses).
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B. Objective: Encourage LEED (“Leadership in Energy & Environmental
Design”) building systems and technologies in all Projects as appropriate.
5.6.3 Principle: Pleasantville recognizes that aspects of its current educational
physical plant (schools) are aging, undersized or otherwise may no longer be
appropriate to support the City’s current and projected School population.
A. Objective: Work with the Pleasantville Board of Education to address physical
plant issues facing the school system, including, but not limited to, issues
identified within the Board of Education’s Long Range Facilities Plan, provided
that these proposals do not conflict with the City’s larger revitalization efforts.
B. Objective: Explore the appropriate adaptive reuse of buildings or redevelopment
of lands currently used by the Board of Education (for schools or other purposes)
if and when said buildings or lands are no longer required by the Board.
5.6.4 Principle:
Pleasantville recognizes that the City has undergone a rapid
transformation over the past decade, and that certain of the City’s policies and
procedures have not been able to keep pace.
A. Objective: Update the City’s Open Space and Recreation Inventory (“ROSI”)
to reflect current conditions.45
5.6.5 Policies and Standards related to Community Facilities and Recreation in
Pleasantville are more fully detailed in the Community Facilities Plan Element
(Section 12.0) and the Open Space & Recreation Plan Element (Section 13.0) of
this Comprehensive Master Plan Update.
5.7
Economic Development Policy
5.7.1 Principle: Pleasantville recognizes that its Urban Enterprise Zone is the lead
agency for the promotion of economic development in the municipality and
reaffirms its commitment to the goals and objectives of the PUEZ.
A. Objective: Expand the Urban Enterprise Zone Boundaries to facilitate
economic growth and redevelopment projects as appropriate.
B. Objective: Provide for the redevelopment of lands and the establishment of
businesses within the City’s Urban Enterprise Zone; thereby increasing the
resources available to the Urban Enterprise Zone for economic development
programs elsewhere in the City.
C. Objective: Amend the PUEZ 5-Year Zone Development Plan in order to
remain consistent with the concepts adopted under this Comprehensive
Master Plan Update.
45
By letter dated March 26, 2008, NJDEP removed Block 430, Lot 25 from the ROSI in order for this lot to be used as part of the
Board of Education’s Early Childhood Education Center.
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D. Objective: Utilize the Zone Development Plan as the Economic Plan Element
for this Comprehensive Master Plan Update. Support and advance the goals,
objectives and program initiatives of the PUEZ, including, but not limited to:
•
the creation of jobs targeting the full spectrum of skill-levels; thereby
providing the widest possible employment base for City residents; and
•
the creation of business opportunities in order to provide for the
expansion of existing City businesses as well as to attract new
businesses to Pleasantville.
E. Objective: Assist the PUEZ in its efforts to encourage the growth of existing
business and attract and develop new business opportunities; thereby
increasing employment and job opportunities for the City.
5.7.2 Principle: Utilize all the tools and powers available to the City through the Local
Redevelopment and Housing Law, Urban Enterprise Zone and other prodevelopment programs to support economic development in Pleasantville.
A. Objective: Where appropriate, utilize zoning, tax abatement and other
financial and non-financial incentives and programs to achieve these
Principles and Objectives.
B. Objective: Maximize commercially-zoned lands where appropriate.
C. Objective: Encourage business retention, expansion and attraction by
providing for the reorganization, consolidation and, where necessary,
relocation of existing operations to suitable locations in the City; thereby
allowing for the development of facilities appropriate for each such use and
insuring that uses are compatible with their surroundings.
D. Objective: Generate new tax ratables and maximize tax revenue by returning
to productive use, lands which are currently unutilized / underutilized,
undeveloped / underdeveloped, abandoned or deteriorated, including lands
which are owned by the municipality, and which, for various reasons are not
likely to be developed solely through the instrumentality of private capital.
E. Objective: Recognizing the financial and planning realities related to urban
redevelopment projects, make available such assistance as may be at the
City’s disposal ~ through the powers of the Redevelopment Statute, the
Urban Enterprise Zone and/or other pro-development programs ~ to assist
qualified Projects. Such assistance may include, but need not be limited to,
the dedication, vacation and/or expansion of certain municipal rights-of-way,
the granting of air- or subsurface rights thereto, making (or, with the
[re]developer, making joint) application for state and/or federal grant funds,
making (or, with the [re]developer, making joint) application for state and/or
federal environmental and/or other permits required to advance a Project.
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5.7.3 Principle: Pleasantville recognizes the need for the City to create a sense of
identity for the municipality in general and the Downtown area specifically.
A. Objective: Continue to establish standards for coordinated awning, lighting,
signage and street furniture in order to provide a sense of place for various
sections of the City, including the Building Façade Design Criteria (section
6.3.2 A. (5) g. ii)46 generated by the Urban Enterprise Zone as guidelines for
the external treatment of buildings.
B. Objective: In conjunction with Objective B. i., utilize the City sponsored
Redevelopment projects in the City Center, Cambria Avenue, Lakes Bay and
Narcissus Avenue areas as templates for the branding of these areas;
thereby not only improving the subject area, but providing a positive influence
on adjacent blocks.
C. Objective: Since before 2000, the City has employed the slogan
“Pleasantville: A City Really on the Move” as the guiding philosophy for the
revitalization of the municipality and as a tagline to reinforce the sense that
Pleasantville is an attractive place for people to live, work and visit.
While this slogan has served the City well, it has been the sense of municipal
policymakers that it was time to update this tagline.
In 2008, the City, through the Urban Enterprise Zone, commissioned a public
relations firm to work on ‘re-branding’ concepts for Pleasantville and was
working cooperatively with the Redeveloper for the City Center Area in ‘areaspecific’ marketing concepts. At Publication, the City has adopted the phrase
“Pleasantville, Feel the Energy” and the Urban Enterprise Zone has adopted
“Join Us and Grow” for its new marketing campaigns.
This Comprehensive Master Plan Update recommends that the City continue
these and other efforts to market Pleasantville as an attractive place to live,
work, shop and enjoy.
46
On file with the City’s Construction Official.
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5.7.4 Policies and Standards related to Economic Development in Pleasantville are
more fully detailed in the PUEZ 5-Year Zone Development Plan on file at the
Urban Enterprise Zone offices.
5.8
Historic Preservation Policy
5.8.1 Principle: Pleasantville recognizes that the City’s history is not represented by
historic buildings, but in the social history of the people and institutions.
Over the past several years, the architecturally significant First National Bank
building at Main Street and Washington Avenue was demolished to make way for
the Business Resource Center at 2 S. Main Street and the former Pleasantville
High School at Franklin and Ansley Avenues was demolished as part of the
Lakes Bay Waterfront Redevelopment project. While members of the community
mourn the loss of these structures, their demolition was required in order to
permit larger projects with significant positive impact for the overall revitalization
of the City.
Accordingly, City Planners reaffirm that while a certain level of nostalgia may
attach to certain buildings and development patterns, such emotion should not
limit the City’s ability to create or support projects with larger significance for the
revitalization of the municipality.
PHILOSOPHICALLY, THE PAST GETS A VOTE ~ NOT A VETO.
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6.0
LAND USE PLAN ELEMENT
6.0.1 The Municipal Land Use Law requires that municipal Master Plan include a Land
Use Plan Element, which is defined as an analyses of the relationship between
land uses and development patterns in the City both as an independent function
and against the Objectives, Principles, Assumptions, Policies and Standards and
other Master Plan Elements developed as part of this Master Planning process,
with specific attention paid to:
(a) natural conditions, including, but not necessarily limited to, topography,
soil conditions, water supply, drainage, flood plain areas, marshes and
woodlands;
(b) existing and proposed location, extent and intensity of development of
land to be used in the future for varying types of residential, commercial,
industrial, agricultural, recreational, educational and other public and
private purposes; and stating the relationship to the existing and any
proposed zone plan and zoning ordinance;
(c) showing the location of any airports and the boundaries of any airport
safety zones pursuant to the "Air Safety and Zoning Act of 1983," 6:1-80
et seq.;
(d) including a statement of the standards of population density and
development intensity recommended for the municipality;
6.0.2 The 1993 Update and 1999 Reexamination detailed certain inadequacies of the
City’s existing Zone Plan and Land Use Ordinance and made recommendations
regarding these issues. Based on these analyses, a series of revisions to the
City’s Zone Plan and accompanying zoning regulations were adopted. Addition
amendments to the Land Use Ordinance been made from time-to-time.
6.0.3 This Comprehensive Master Plan Update utilizes these efforts as background,
and updates the Land Use Plan based on current conditions and policy direction.
6.0.4 In addition to satisfying the statutory requirement for the required Land Use Plan
Element, this section will satisfy N.J.S.A. 40:44D-d & e as relates to the
requirements for a Master Plan Reexamination under the Municipal Land Use
Law.
6.0.5 For organizational purposes, issues comprising this Land Use Plan shall be
classified via the various requirements of a Land Use Plan Element as specified
in the Municipal Land Use Law47 ~ as applicable to Pleasantville.
47
N.J.S.A. 40:55D-28
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6.1
Natural Conditions
The Municipal Land Use Law requires that Land Use Plan Element address
“natural conditions, including, but not necessarily limited to, topography, soil
conditions, water supply, drainage, flood plain areas, marshes, and
woodlands”.
6.1.1 Topography
As with most coastal plain areas, the topography of the City is relatively flat.
The 10’ Contour Quadrangle Maps prepared by the U.S. Geological Survey48
reveals that the topography of the City has a gentle slope of (typically) less
than 1% (less toward the bayside waterfront, marsh and wetland areas).
Established U.S.G.S. Benchmarks along the Black Horse Pike, New Road,
Delilah Road and Main Street list at-grade elevations between 8’ and 31’
above Mean Sea Level.
The bayside waterfront faces high tides twice daily, and is subject to tidal flooding
when the seas exceed (approximately) 4’ above Mean Sea Level.
6.1.2 Soil Conditions
Soils in the City consist of a variety of upland and lowland types, as described
below, as well as those soils that fall somewhere in between. Upland soils are
characterized by well drained, sandy composition with a relatively deep
seasonal high water table. These soils usually occupy high positions in the
landscape.
Lowland-type hydric soils, such as Tidal Marsh, drain poorly and are usually
associated with low positions in the landscape such as stream corridors and tidal
areas depressions. Coastal wetlands are marshland, meadows, banks and other
low-lying areas that are subject to tidal flooding and have been delineated on
official maps by the NJDEP. Inland wetlands, on the other hand, are commonly
cedar and hardwood swamps, pitch pine lowlands, bogs, inland marshes, lakes,
ponds, rivers and streams.
As a result of this soils composition, the center areas of the City are particularly
well-suited for development, while the bayside water-edges of the City consist of
meadow mat and other subsurface conditions which require special engineering
for development.
Typical Soils located in the City are:49
48
“U.S.G.S.” (Exhibit 10)
49
Exhibit 11
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SOILS50
Ac
ArA
ArB
Atsion Sand
Aura Sandy Loam (0%
to 2% Slopes)
Aura Sandy Loam (2%
to 5% Slopes)
DESCRIPTION
Nearly level, poorly drained sandy soils with prominent,
organically-stained subsoil located on broad flats,
depressional areas and narrow drainageways. Occupy low
positions in the landscape
Nearly level or gently sloping, well-drained. Loamy soils
with firm gravelly clay loam in lower part of subsoil located
on highest hilltops and divides in landscape. Underlain by
thin, cross-bedded sand or gravel deposits.
Nearly level, very poorly drained sandy soils with
organically-stained subsoil located in wide depressional
areas at low positions in landscape.
Bp
Berryland Sand
DoA
Downer Loamy Sand
(0% to 5% Slopes)
Well drained, nearly level to gently sloping sandy or loamy
soils occupying high positions in the landscape.
EvB
Evesboro Sand (0% to
5% Slopes)
Nearly level to gently sloping, excessively drained, loose and
sandy soils occupying high positions in the landscape.
FL
Fill Land
Areas in the upland part of the county that have been filled
with several feet or more of material, mainly quartz, sand and
gravel.
FM
Fill Land over Tidal
Marsh
Tidal marsh that have several feet or more of sandy fill
material deposited or pumped thereon.
HaA
Hammonton Loamy
Sand (0% to 3% Slopes)
KmA
Klej Loamy Sand (0% to
3% Slopes)
ML
PIT
Nearly level, moderately well drained soils located in
depressional areas and on broad flats in intermediate
positions on the landscape.
Deep, nearly level, moderately well drained soils occupying
intermediate position on the landscape with same amount
of clay in subsoil as in surface layer.
Made Land
Po
Pocomoke Sandy Loam
Broad, nearly level or depressional areas in narrow
drainageways, poorly-to-very poorly drained. Sandy or
loamy subsoil or organic soils underlain mainly by sand.
SaA
Sassafras Sandy Loam
(0% to 2% Slopes)
Nearly level, gently sloping, well drained loamy soils
occupying high positions in the landscape.
Tidal Marsh, Deep
Tidal Marsh, Moderately
Deep
Tidal Marsh, Shallow
Water
Mineral surface layer overly highly organic material.
Complex sequences of mineral and muck strata underlain by
sand. Almost continually saturated with low bearing
capacities.
TD
TM
TS
W
50
Soils Survey of Atlantic County (April 1978)
39
VOLUME 1 of 2
6.1.3 Water
A. Water Supply
Communities in southern New Jersey rely on both surface and subsurface
water supply sources for their water needs. Surface water supplies are
derived from various reservoirs, lakes and streams situated throughout
Atlantic County,51 while subsurface sources are obtained from the unconfined
Kirkwood-Cohansey and the “Atlantic City 800-Foot Sands”52 aquifer systems,
which yield the majority of all water supplied throughout the County.
With the exception of a limited number of properties which rely on existing
private wells for domestic water, the New Jersey American Water Company53
provides potable and emergency (fire) water service to the developed
portions of the City. In addition to Pleasantville, New Jersey American also
serves the mainland communities of Absecon, Linwood, Northfield, Galloway
Township, Egg Harbor Township and Somers Point.
New Jersey American - Atlantic Division54 draws subsurface water from 22
wells drilled to a depth of 150’ to 200’ into the Kirkwood–Cohansey aquifer
and purchases approximately 1.2 million gallons per day (“MGD”) of surface
water supply from the ACMUA.
In Pleasantville, New Jersey American supplies a mix of well and ACMUA
water55 to the 1.0 million gallon elevated storage tank on Garfield Avenue and
the 0.5 million gallon elevated storage tank located Woodland Avenue. From
these “water towers”, potable and emergency water is transmitted through
underground lines to properties throughout the City.
Due to homeland security concerns, NJ American does not provide
information as to its operations, water capacity or allocation. It is therefore
not possible to definitively assert that NJ American is able to service the
scope of development envisioned by this Comprehensive Master Plan
Update. However, NJ American is responsible for extending water service to
undeveloped areas when development makes such service necessary.
51
primarily from the Kuehnle Pond and Doughty Pond reservoirs located along branches of the Absecon Creek and operated by the
Atlantic City Municipal Utilities Authority (“ACMUA”)
52
The “Atlantic City 800-Foot Sands” aquifer underlies the Kirkwood-Cohansey formation, but is separated by a confining clay layer
as thick as 400’ in certain areas. This aquifer is composed of sands, gravel and fragmented shell materials. It is the predominant
source of water for public wells, pumping more than 1.0 million gallons per day (“MGD”) along the coastal communities.
53
(“NJ American”) A public community water system (public utility) serving in excess of 2 million households in 177 communities
throughout New Jersey. New Jersey American is a wholly-owned subsidiary of American Water, the largest private water
services provider in North America.
54
PWSID# 0119002
55
The percentage of water from each source varies daily depending on system operations and daily demand.
40
VOLUME 1 of 2
B. Water Capacity / Water Quality
Homeland security concerns notwithstanding, the following information
related to the City’s water supply is known:
In 1990, average daily water usage within the Great Egg Harbor River
Watershed (which includes Pleasantville) was estimated at 21 MGD, with
average peak summer demand at approximately 45 MGD.56 NJDEP
estimates that, based on a projected county-wide population of 250,000 for
the year 2040, water demand should increase by 58% (to at least 52 MGD).
Such demand would result in the withdrawal of 33 MGD from the KirkwoodCohansey aquifer, 14 MGD from the Atlantic City 800-Foot Sands aquifer and
5 MGD from the ACMUA reservoirs.
The City Engineer has been able to determine that the City’s water usage
(June 2006 to June 2007) was 671,583,000 gallons, or approximately 1.84
MGD. Based on an estimate of 6,624 households in the City during that
period (2000 Census data + reported residential building permits ~ Section
7.0 herein), this figure extrapolates to 1.9 MGD.
While it is not possible ~ at this time ~ to calculate the increase in the number
of households in Pleasantville if the recommendations of this Comprehensive
Master Plan Update are accepted, a doubling of the number of households
would project a water usage of 3.8 MGD. This appears to be within NJ
American’s projected capacity.
Among the negative impacts of increased development (with its concomitant
decrease of pervious surface area and use of storm sewers) are the reduction
of natural stream flows resulting in the inability to properly control for
dissolved solids in the water supply (thereby affecting water quality)57, the
reduction in wetlands habitat due to the lowering of groundwater tables and
saltwater intrusion resulting from increased withdrawal and decreased
recharge into the aquifer.
Of primary concern to those who study the region’s hydrodynamics is the
potential for the saltwater front to intrude further upstream and adversely
impact the potable water supply.
Groundwater models prepared by the U.S.G.S. show that the potential exists
for a continued increase in salt water intrusion in the Atlantic County region;
thereby threatening the aquifer. According to information obtained from wells
located on Absecon Island, the saltwater front is presently situated 10 miles
56
NJ American
57
The Atlantic County Health Department reports that instances of mercury and volatile organic compound contamination of
individual (private) potable wells have increased in the late 1980s and early 1990s. While the County has responded by assisting
homeowners in obtaining alternate water supplies or installing in-home treatment facilities, extension of the public water systems
will be an important factor in determining future growth.
41
VOLUME 1 of 2
“offshore”. While “mainland” wells are not expected to be impacted through
the study year of 2040, and while saltwater intrusion is a slow process,
evidence suggests that the aquifer is not adequately recharging itself to
maintain equilibrium to offset the advancement of the saltwater front.
Despite this concern, the quality of groundwater within the KirkwoodCohansey aquifer remains “good”. However, regional measures are required
to ensure the long-term quality of this resource, and alternative means of
providing potable water supplies beyond the Atlantic City 800-Foot Sands
aquifer must be planned to satisfy present and projected regional demand.
While specific actions related to the aquifer do not fall within the jurisdiction of
the City, the close relationship between the land use recommendations
proffered under this Comprehensive Master Plan Update and water supply /
water quality remain inexorably linked. Such issues must be recognized as
the City plans for its future growth.
6.1.4 Drainage
During periods of prolonged rain, storm water from streets, rooftops, yards and
parking lots (not directed to storm basins) begins to flow overland, eventually
winding up either in the marshlands north of Leeds Avenue, Absecon Bay or Lakes
Bay via outfalls of the underground stormwater systems. As stormwater travels
across the land surface, it picks up animal waste, sediment and contaminants. At
Publication, this mixture of pollutants receives no treatment other than what occurs
via natural processes. Such non-point source pollution is a concern to City
policymakers because it can contaminate receiving water-bodies. Significantly,
recently adopted State Stormwater Rules require future development in excess of
one (1) acre to be subject to stringent water quality standards.58
In addition to tourism, Atlantic County relies on its ocean and bay waters for the
commercial harvesting of shellfish. Accordingly, the quality of our estuarine and
ocean waters is critical to the regions economic wellbeing. County and State
health officials monitor recreational swimming areas and shell fishing grounds for
water quality on a routine basis.59 Significant to Pleasantville, Absecon Bay and
Lakes Bay are approved for seasonal shell fishing.
The City’s Department of Public Works, Sewer Division, has the responsibility to
maintain and repair the City’s storm sewer manholes, catch basins, drain pipes,
drainage pathways (swales) & drainage basins, and performs routine cleaning of
all such facilities. The City will continue to maintain, repair and replace aging
storm water facilities as necessary.
58
Ordinance No. 25-06, regulating on-site and off-site storm water discharge for new development, in conjunction with NJDEP’s
Storm Water Management (MS-4) Rules (N.J.A.C. 7:8-1.2 et, seq. [as amended]), was adopted in July 5, 2006.
59
Primarily fecal coli form bacterial counts.
42
VOLUME 1 of 2
In 2006 and 2007, as part of the HOPE VI project (section 6.3.7. A. (2) herein),
the City, Pleasantville Housing Authority and the HOPE VI Redeveloper
cooperated in a $1.7 million improvement project which significantly upgraded an
underperforming regional drainage system responsible for collecting storm water
from the central core of the City to the outfall north of Delilah Road. Designed to
the 100 Year Storm, this project has significantly alleviated flooding for a large
section of the City. This project includes construction of eight (8) new aluminum
arch culverts and a new engineered drainage channel from the Atlantic City
Expressway north to Leeds Avenue; an area subject to routine flooding.
Atlantic County retains jurisdiction over the County roads within the City,60 which
have a separate stormwater drainage systems. At Publication, no major
installation of new storm water drainage facilities were planned.
In 2004, the City undertook bulkhead improvements as part of the reconstruction
of the municipal marina at Pleasantville Yacht Basin. While not totally alleviating
the flooding in this section of Pleasantville, the new bulkhead has reduced the
severity and frequency of bay-water flooding events. A continuation of this
project to fully-enclose the Marina parking lot with bulkheading, was scheduled to
commence in 2008. It is anticipated that additional drainage upgrades, including
the installation of one-way “flex-valves” to protect against tidal backup into the
outfall pipes61, will further improve conditions in this area.
6.1.5 Flood Plain Areas
As a coastal community, the City has been mapped by FEMA under its “Flood
Insurance Rate Map program.” Information pertaining to Flood Elevation Zones
and Base Flood Elevation can be found on Community Panel Nos. 3400150001B, -0002B, -0003B and -0004B, as amended to January 19, 1983.62
6.1.6 Marshes
Wetlands are exceptionally important ecosystems that perform functions such as
purification of surface and ground waters, flood protection, flora and fauna habitat,
and maintenance of baseflow to surface waters. Coastal Wetlands are marshland,
meadows, banks and other low-lying areas that are subject to tidal flooding and
have been delineated on official maps by the NJDEP. Inland Wetlands are
commonly cedar and hardwood swamps, pitch pine lowlands, bogs, inland marshes,
lakes, ponds, rivers and streams. Pleasantville contains both freshwater and coastal
wetlands,63 with the seasonal high water table at or near the topographic surface.
60
Delilah Road (CR 646), California Avenue (CR 636), Washington Avenue (CR 608), Old Egg Harbor Road (CR 687), Margate –
Northfield Blvd (CR 644), Old Turnpike (CR 697)
61
A condition of approval for Phase I of the Lakes Bay Waterfront Redevelopment Project (section 6.3.7. D. herein) imposed on the
Redeveloper by the Planning Board.
62
Reproduced as Exhibit 12 herein.
63
Exhibit 13
43
VOLUME 1 of 2
Wetlands in Pleasantville are regulated under the Wetlands Act of 1970, the
Freshwater Wetlands Protection Act of 1987 and the Coastal Area Facility
Review Act of 197364 administered through the New Jersey Department of
Environmental Protection. Federal agencies, including the United States Army
Corps of Engineers, Environmental Protection Agency, Fish & Wildlife Service
and Soil Conservation Service also regulate wetlands in Pleasantville.
6.1.7 Flora & Fauna, Woodlands and Agricultural Areas
While a nearly built-out community, the location of Pleasantville within the State’s
“Coastal Zone” affords the City a unique combination of natural resources within
its urban environment. In general, the City’s inventory of indigenous specious
consists of those that can tolerate the salinity of the bay-waters and are adapted
for life in saturated soil conditions; including, but not limited to, spartina, sea
lavender, glasswort, sea myrtle, high tide bush and pines). As mapped by
NJDEP,65 pockets of vegetation include:
•
Deciduous Scrub/Shrub and Wooded Wetlands;
•
Disturbed Wetlands (Modified);
•
Herbaceous Wetlands;
•
Mixed Scrub/Shrub and Forested Wetlands (Deciduous & Coniferous); and
•
Saline Marshes
Pleasantville has no agricultural areas.
6.2
Land Use
The Municipal Land Use Law requires that Land Use Plan Element address
“existing and proposed location, extent and intensity of development of land to be
used in the future for varying types of residential, commercial, industrial, agricultural,
recreational, educational and other public and private purposes; and stating the
relationship to the existing and any proposed zone plan and zoning ordinance”.
6.2.1 Existing Land Use & Patterns
A. One of the purposes of Zoning is to provide for the rational arrangement of land
uses in such a manner as to promote the health, safety, morals and general
welfare of a community. Zoning lines are to be drawn with reasonable
consideration to the character of each district and its peculiar suitability for
particular uses and to encourage the most appropriate (future) uses of land66.
64
CAFRA
65
Exhibit 13
66
N.J.S.A. 40:55D-62.
44
VOLUME 1 of 2
B. While development in Pleasantville has historically been ‘rational’, with
defined residential neighborhoods and commercial or industrial districts, there
are instances where commercial and even light industrial uses are located in
residential areas and dwellings are located in commercial or industrial zones.
As part of this Comprehensive Master Plan Update, a visual survey of each
property in the City was conducted in February 2005. The resultant
Generalized Land Use Map67 depicts existing development in Pleasantville as
of that date.
By overlaying the Zone Plan on the Generalized Land Use map, it becomes
possible to review existing land use patterns against current zoning and
neighborhood conditions to determine the appropriateness of such Zoning
relative to community character.68
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MIL
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E.
READ ING AVENU
E
IV E
E
TH OMPSON
(COUNTY
SON
ING
DR IV
AVE NU
MAXWEL
AVE.
o
180
L
Y
AVE NU
READ
RE
E
AVE NU
M
E
E DR
R-75
PACIFIC
ST. C HA RLES
PLAC E
E
NEW
NU
OR AVE
PLAC
IA
PR IN CETO
E
HOMER
TE
(U.S. ROU
WIN DS
AV ENU
D
RICH MON
LAIR
AVE NU
CR EST
ROAD
ROAD
6)
NO. 64
MONTC
AVE NUE
OX FOR D AVE.
AD
NTY ROUTE
ROAD
NT DRIVE
LEEDS
AVE NU
NO. 9 )
RO
(COU
CED AR
AVE NU
DEL ILAH
DELILAH
DR.
E
TH OMPSON
COMF
AVE NUE
ETT
LAIR
AVE NUE
MALLAR
CT.
L
MIL
BARTL
MONTC
D PL
E
AVE NU
E
AVE NUE
AVE NU
K
NEUMAR
SUNSET
S
MF
CT.
KLIN E
SUN SET
COU RT
LAR CHMO
VUE
BELLE
PKWY.
LAU
LIND LE
LL
DS
PL.
T
STREE T
LANE
CO
M
N
E
IND
AVEN
NUE
T
CHMON
E
DR IV
UE
MAGNOL
D
LEED
RE
LEE
LAR
R-50
FAR
160
3)
MF
MALLAR
AV
AVE NU
. 66
MF
ELKTO
UE
EN
o
E NO
NUE
IA
IFORN
MF
CAL AVE
REHAB.
AREA
UT
UTA H
ES
MOOR
AVE
CAL
RO
U NTY
(CO
(COU NTY ROU
R-50
OOD
AVE NUE
58 5)
NO.
AVE
REDW
STU
AR
REDEVELOPMENT PLANS
CAL AVE REHAB AREA
CARA
CAMBRIA AVE RDVMT AREA
CITY CENTER AREA
LBRA
LAKES BAY RDVMT AREA
NARA
NARCISSUS AVE REHAB AREA
WTRA WOODLAND TERR REHAB AREA
FAA AIRPORT EXCLUSION ZONES
45
VOLUME 1 of 2
6.2.2 Preexisting Zoning
Pleasantville’s Zone Plan69 includes Residential, Commercial, Industrial, Specialty
and Overlay Zones, as well as designated Redevelopment Areas as follows:
RESIDENTIAL ZONING DISTRICTS
COMMERCIAL ZONING DISTRICTS
SFR-50 Single-Family Residential
CBD Central Business District
COM Commercial
IND Industrial
MF Multi-Family Residential
RSC Regional Shopping Center
WR70 Waterfront Residential
WC71 Waterfront Commercial
SPECIALTY ZONING DISTRICTS
OVERLAY DISTRICTS
Professional Office Overlay72
CEM Cemetery
Limited Commercial Overlay73
PU Public Utility
Franklin Boulevard Mixed-Use Overlay74
New Road Residential Option75
REDEVELOPMENT / REHABILITATION PROGRAMS
City-Owned Land Disposition Program
Narcissus Avenue Rehabilitation Area
California Avenue Tract
Woodland Terrace ~ New Hope Community
Cambria Avenue
City Center Area
Gateway
Lakes Bay Waterfront
Pleasantville West
69
adopted in November 1987, with amendments through June 2008 (reproduced herein as Exhibit 6)
70
Variously referred to in the Land Use Ordinance and on the City’s Zoning Map as “WFR”.
71
Variously referred to in the Land Use Ordinance and on the City’s Zoning Map as “WFC”.
72
properties fronting Main Street, New Road & Franklin Boulevard
73
properties fronting California Avenue, Delilah Road & New Road.
74
properties fronting Franklin Boulevard
75
properties fronting New Road between Lafayette Avenue and Ridgewood Avenue.
46
VOLUME 1 of 2
6.3
Land Use Plan
Based on a review of the City’s existing Zone Plan, the current development
patterns and the municipal policy objectives detailed in section 5.0 herein, the
following analyses of the City’s Zone Plan are offered:
6.3.1 Residential Zoning Districts
The intent of the City’s Residential Zoning Districts is to permit residential
development of varied sizes and densities within the City of Pleasantville in order
to provide for a range of housing types throughout the community; thereby
providing a realistic opportunity for residency, including home-ownership, to the
full spectrum of socio-economic groups in as fair and equitable a manner as is
practicable.
A. SFR-50 Single-Family Residential Zoning District
NE VADA
R
S EW E
EA SE
WER
SE
IT AR Y
S AN
VILLE
SA NT
LEA
15' R
.O .WP
15' WI DE IN GR
& EG RE SS
EAS EM E NT
BLVD.
SIXTH
PE NNSYLVANIA AVE.
RIC
AC ELECT W
CO. R.O.
IOWA
IN
E MENT
ER E AS
RY S E W
FRANKL
40 ' S A NITA
LINDE N
R. O. W
V I LLE
15' PL EA SA NT
WER
SAN I TAR Y SE
AV E.
NO . 646)
Y
N ITAR
40' SA
EN T
EAS EM
SEW ER
NO. 585)
E
AVENU
CHATHAM
AVENU
ER
R Y SEW
SAN ITA EM EN T
EAS
E
AVE .
AVENUE
FLORENCE
PLACE
PLACE
STE NTON
(COUNTY ROUTE
NGL
NT
A
T RI
T
GH ASEME
E
SI
15' SA N ITA RY
.O .W
SEW ER R
BOULEVA RD
AVENUE
WI NDSOR
AV E.
G
R ES S
00' ING M EN T
10' X1
AS
E SS E
EG R
LINDE N
ROA D
ELDER CRE EK
.O .W
10' R
NU E
I A AVE NC E
LVA N RD I NA
SY
O
PE NN TED BY
ER
CA
FO RM E Y VA
&A LL
94
10-19
NO .
10' WIDE
T
E
COUR
TER
CHES
NO . 585)
ET
ETT
PO
RT
LA
ND
FAY
LY ONS
KLIN
N COUR
T
HA MPDE
AVE.
LAKES
E
AVENU
RY ON
AVE.
R ES S T
EN
IN G
10' W IDES E AS EM
S
EG RE
BROAD
ES AV
FRAMB
ES AV
FRAMB
E.
BAY
E.
AVENUE
ROAD
15' WIDE S
TO RM
SEW ER E AS
15' WI DE
EM EN T
S TO RM
SEW ER E AS
EM EN T
AVENUE
AV ENUE
GLENDALE
AV E.
CLE MATI
(COUNTY ROUTE
AV ENUE
15' WI DE
S TO RM
SEW ER E AS
EM EN T
T
R-50
S
AV ENUE
GLENDALE
AVENUE
AV ENUE
EAS EME NT
AS HLAND AV ENUE
AS HLA ND AVE.
PLAZA PLACE
PLAZA PLACE
IKES
AVE NUE
25' R .O . W.
EAS EME NT
(C
CRE EK
RI DGEWOOD
CLEMATI S
MA IN
MONARCH
BROA D
LP
E)
UT
RO
4)
TY
UN O. 64
(N
SEW ER
O
HIN
STRE ET
AV ENUE
15' WIDE S TO
E.
AV
W
AVE NUE
STO R M
FLORAL AVENUE
(CO UNTY ROUTE NO. 687)
8' SA N
R
SEW ER
RI DGE WOOD
LA NE
18' PR IVAT E R. O W
. .
15' WID E
PLACE
RO AD
AV ENUE
INDIA N
AVENUE
FLORAL
BLI C
3.9 '% %p PU
EAS EME NT
AV ENUE
SS ON
CRE SSON
RY
I E S AN ITA
8' W D
EM EN T
SEW ER E AS
VAN MA R AV E.
STRE ET
SE WER EA
SEM E NT
15' WI DE S
TO RM
TILTON
Mc KI NLE Y
NEW
AVENUE
CO LUMB IA
AV E.
ASHLA ND
JEFFE RSON
WOODSIDE
AV ENUE
RM SE W ER
EA SEM E NT
HA RRISON
AV ENUE
LANGSTON
AV ENUE
AVE.
AV E.
LINCOLN
FIE LD
GREEN
M T.
AVE .
TI LI TY
20' WI DE U
EAS EM E NT
LA
Y
RISLE
15' WI DE S
TO RM
SEW ER E AS
EM EN
10'X 20' E AS
EM E NT
ASHLA ND
DO
EN T
TRE MONT
AV ENUE
Mc CLELLAN
AS EM
E
SAN . S EWE R ES
RY ON
SHADELAND
GLENDALE
AV E.
CRE
EE
PA RK
E
AVENU
PA RK
AVE
NUE
RA IN AG
AV ENUE
FIELD
AVENUE
AV ENUE
10' D
ND
OAKLA
.
.W
10' R .O
AVENU
GREEN
AV E.
AD
PA RK
PA RK
LE Y
ND
OAKLA
LD
AV E.
PARK
AV ENUE
TRE MONT
E
ENUE
SUS AV
NFIE
WI LLARD
RO
CH
UR
CH
FERNWOO D
AVENU
W
AV ENUE
ATER
EDGEW
GREE
MA PLE
E AVE.
SHAW
TOWNSHIP
WATER
AV ENUE
AVENUE
E
E
LAN
WN
BRO
E
AVENU
N
NSO
JOH
VE
DRI
EGG HARBOR
BLVD.
EY
AV ENUE
EDGE
RAV ELING
AV ENUE
UG
HT
Y
(U. S. ROUTE NO. 9)
CIR
CLE
RI SLEY
ROAD
E
MA PL
LA FAYETT
ET
OF
R.O.W
AI NA GE
DR
T
EM E N
10' WIDE
EAS
RE
ST
CO.
D.
BLV
ET
E
AVENU
E NT
SE WER E AS EM
W
R.R.
AVE.
EDGE
NO . 585)
RS
JE
ET
EW
FA IRVI
ELM
AVENUE
ALDER
AV E.
EY
DO
NE
W
CH
STRE
NT
EA
AV ENUE
AV ENUE
R
UR
AV ENUE
W
AV ENUE
WE
ST
S
BAYVIE
)
BAYVIE
ET
STRE
AV E.
SE
TO
CT.
S
DE VI NS
ID
E
CH
40/322
ROOS EVELT DR.
ST OR M
15' W ID E
CE DAR
E
SEM
RM
W
AVE.
HE RN
SOUT
WRI GHT
ET
RE
ROAD
OHIO
(COUNTY RO UTE
NUT
CHEST
AVE.
R-50
15'
LA NE
II
PLACE
FIELD
T
WRIGH
PIKE
AH
CLASS
ENUE
STRE
AV ENUE
SHEF
FRAN
T
STREE
2)
S AV
E CT
PROSP
40/32
LD B RANCH
N.J.
CO. OF
TUNIS
TE
TUNI
T
COUR
AVENU
E P IKE
HORS
E NO.
(U. S ROUT
DE N
HAMP
AVE.
P RIVA
' WIDE F WAY
10. 35I GH T O
R
STRE ET
TE NO.
AD
II
M EN T
E AS E
S EWE H
AN .
10' S
PENNY
R
S EWE
TA RY
S AN
M E NT
EAS E
. W.
15' R .O
LENOX
ANSLEY
CHE STNUT
ROU
AV ENUE
CEDAR
LA NE
S
HARRI
VA RD
BOULE
ST.
LAKE
AV ENUE
MA DISON
BLACK
T
UR
MAIN
AD
UG
HT
Y
LANE
N STREE
ANSL
S
CC ES
1 00' A
10' X
E NT
EAS EM
RSE
K HO
NO
AV ENUE
INC.
E
RI VAT
D EP
8' WI T O F WAY
RI GH
GREE
DECAT
TE
E P RIVA
F WAY
8' WID
TO
RI GH
RO
NE WFIE
RN R.R.
R-50
AV ENUE
UE
EY
AV ENUE
UR
DECAT
(U.S
CLA SS
N.J.
T
SE
7' EA
ET
STRE
JERS
Y
ROAD
GARFI ELD
MA DIS
AV ENUE
LINDE
N
FIRST
SE COND
ET
S TRE
D
SECON
FOUR
THI RD
Y
JERSE
UG
HT
Y
UE
SOUTHE
MILAN
AVEN
RA IL
J. P.
&
RE SS
Y
10' ING
A LLE
RE SS
EG
AVEN
EY
BLAC
N
WASH
608)
WEST
STRE
BIA
ON
ET
STRE
ME N
ET
LANE
VOLA
STRE
T
STREE
E NO.
MI LA N
AV ENUE
FA
E
LLE AVENU
ANTVI
PLEAS
AVE.
TY ROUT
(COUN
W
8' R/
NEW
WA
LD B RANCH
697)
OLD
DO
OF
697)
IKE
AVE.
N
INGTO
AV ENUE
GH T
E NO.
AVE .
GRANT
TH
WE ST
RI
TURNP
NARCIS
SOME
FIRST
ROAD
D ST.
IRELAN
ON
AVE .
LE HIGH
CLINT
RO
RSET
TO RM
IDE S
EN T
15' W
AS EM
ER E
SEW
R-50
AV ENUE
AV ENUE
Y
LANE
AV ENUE
N
NO. 608)
WIDE
24'
E.
AV
AV ENUE
SECON
THI RD
NT
THIRD
E
CAMBR
T
STREE
T
STREE
T
STREE
SEM
M EN T
E AS E
I LI TY
DE U T
15' WI
H
FOURT
E
AVENU
TONE
GLADS
CE
TERRA
OAK
EA
INGTO
INC.
DO
E.
IKE
TURNP
OLD
RAIL
J. P.
AV
15' R .O .W
MAIN
LINDEN
GUARD
PLACE
E
AVENU
D
FIRST
STREET
CORNELIUS
LA NE
ROUT
(U. S.
BE LMONT
ONTE
CHALF
SOME
R
TY ROUTE
AV ENUE
AVENUE
JR.
KING
ST.
WASH
SA NT
PLEA
O .W
E R.
RIVAT
10' WI DE
WE
EP
8' W ID
A NT
PLEAS
EAS EM E NT
SE
E NT
T
M
TOR
(COUN
NT
EM E
S
EA SEM
E AS
WIDE
SE WER
E NO.
TY ROUT
(COUN
AVE.
RSOLL
M EN
A SE
20' E
15'
RM
U TILITY
AD
S TO
ABBE
LUTHER
V ILLE
BROOK
CE
TERRA
E
AVENU
15' WIDE
TY ROUT
NEWFIE
ES
CHARL
INGE
P LACE
30' WIDE
RO
E
AVENU
BRAD
15' WI DE R I GH T
OF W AY
15' R IG HT O F WAY
S ON
ES
E
AV ENUE
S
RI G HT
AI R
ID G E
& BR
AS HLAND
AVE.
EDGE LEY
AVENUE
LA NE
JACKSO N
STRE ET
STRE ET
HE NDRICK S
LANE
T
STREE
9)
E NO.
R-50
H
FOURT
ENT
WE SLEY
N
INGTO
CR
FRA NKLIN
AV E.
STRE ET
15' SA N ITA RY
EMEN T
SEW ER E AS
D S T.
SECON
15
SEW ' W
ID
ER E
E S TO
AS
EM RM
EN
T
AVENUE
M
EASE
RSET
(COUN
AVENU
ADAMS
E
AVENU
AV ENUE
WOODS IDE AV E.
N
E
AVENU
STRE ET
AV ENUE
E
E
AVENU
G
NA
AI
E
AVENU
E
AVENU
MA RTIN
JERS
SAN I TAR Y
SEW ER
EAS EME NT
AVENUE
OXFORD
AV ENUE
E
UR
AVENU
BALFO
NEW
- 199 8
VE .
ON A D . NO . 17
OR
LI N GT
WELAT ED B Y
VAC
L
MIL
C EL EC TR IC C O .
60' AT LAN TI
MA RTIN TERRACE
DR
A
Y
WESLE
NE
AV ENUE
LANE
EVANS
S
COLLIN
LA KE
ES S
A CC NT
E
15' WIDE
EAS EM
IA AVE.
AV ENUE
AV ENUE
ADAMS
ONEID
WEST
AV ENUE
Y
L
MIL
C C ESS
20' A M E NT
EAS E
ADAMS
HS
MULBE RRY
EXPRES SWAY
MERIO
AVENUE
AV ENUE
NOA
AV ENUE
INE
AV ENUE
MA RTIN TE RRACE
AV ENUE
CAY UGA
AVENUE
LORA
.W
.
MULBERRY
AV ENUE
RRY
ME RION
BYRD
SE NECA
WASH
.O
10' R
TON
CI TY
ND
LA
OD
ON
AVENUE
WOODLAND
WO
T
8' R.O .W
ON
EMERS
BRIGHT
MULBE
E
AVENU
OD
AVENUE
WALNU
AV ENUE
AV ENUE
BRIGH
AN
TIC
EA SE M EN T
STRATFORD
R-50
AV ENUE
RO
NG
10' R .O .W
RE ADI
NUE
G R ES S
8' WID E I N
EN T
EG RE SS E AS EM
AD
EL
LAN TI C
60' AT
E
AVENU
FRANKLIN
EC TR
IC C O .
10
CLEARVI EW
AVE NUE
KNOLL
M EN T
E
AG
IN NT
RA
'D
EASEME
RI CHMOND
CE
RU
NO. 646)
S AN
ROUTE
ROAD
ST. CHARLES
ROAD
WI NDSOR
ATLA NTIC
SP
Y ROUTE
W ID
E
15'
HOMER
AV ENUE
AVENUE
ON
WE LLINGT
EN
WO
(COUNT
ROA D
DELILAH
AVENUE
M EN T
IT A
RY
RM
ATL
EA SE
AVENUE
Mc CONNELL
ES S
EN T
MA IN
AVENUE
NT
EM E
ER E AS
R Y SE W
S AN IT A
25' WI DE
S TO
WI DE
15'
NO. 646)
RE ADI NG AVE
AV ENUE
AV ENUE
ATLA NTIC
READIN
TOWNSHIP
EGG HARBOR
PACIFIC
AVENUE
T
E AS
EM
EN
S EWE
R
T
RM
DE S TO
EN T
15' WI
E AS EM
SEW ER
E
N
FRANKLI
M
15' EA SE
E NT
E AS EM
WER
SE
IT AR Y
EM
E NT
DE S AN E AS
25' WI
Y SE WER
S AN IT AR
25' WIDE
PLACE
RD
ELKTON
MA LLA
COURT
NO. 9)
E
AVENU
KLINE
SUNSET
(U. S. ROUTE
CO URT
SHANE
E
AVENU
AV ENUE
E
RK
NEUMA
LL
DELILAH
L
MIL
ON
C
S WA
Y
L
EL
NU
AVE
AV ENUE
THOMPS
.W
10' R .O
RES
RR
FA
AVENUE
AVENUE
ON
T
EXP
SUNSE
BA RTLETT
GL
AVENUE
AV ENUE
CIT
AD
EN
EA SE M
R
S EW E
RY
S AN IT A
H
EN
UE
AVENUE
TON
LINDLEY
PA CIFI
W ID E
MA XWE
RO AD
AV
DRI VE
MOOR
STRE ET
.
PRINCE
(COUNTY
RO UTE
CO
AVENUE
LINDLEY
THOM PS
15'
LEEDS
C
LE EDS
ABSECON
DRIVE
LE EDS
RD
COURT
(COUNTY
REL
CO.
AY
W
NT
E
AV ENUE
RO
LAU
AVENUE
COURT
MALLA
DE LILA
A
BLVD.
ES
LANE
MA GNOLI
R.O. W
R-50
I TY
NT IC C
NY
ATLA
C OM PA
RI C
ELE CT
R/ W
60' WIDE
F
CITY OF
NUE
ST AVENUE
PLACE
EM
EST AVE
PL
CE DARCRE
M EN T
S
CE DARCR
ESS
NT
AC C
15 '
EME
EAS
O
LE
.W
10' R .O
E
RS T
E
AC
N
LE
AL
Y
I LIT
U T E NT
EASEM
T
FRANKLIN
CLAIRE
CLA IRE
DRI VE
ELMHU
DR.
MONT
Y
I LIT
NT
UT
1 0' EM E
EAS
RIGHTE AS
AVENU
N
SEVE
E
AVENU
E
M EN T
ATLA NT IC C IT Y E LE CT RIC CO .
ED
PKWY.
CI
(60 TY E
')R
LECTRI
.O.W
SE
MONT
MONT
LARCH
IC
EA
SI TE
ONT
DRI VE
V UE
BELLE
CIT
(60 Y
E
') R.O
EA SE
SI TE
OCEA
NTH
YS
IT AR
EWE
NT
EM E
R EAS
TY ROUTE
AN
15' S
AVENU
UTAH
LA RCHM
PL.
DR.
(COUN
E NO
RT
NT
UT
UA
ATLA
(CO
RO
)
. 663
TLA
CA LIFOR
M EN
E
AVENU
VARD
BOULE
AV ENUE
H
EIGHT
585)
OOD
ST
TY
UN
E
AVENU
OOD
REDW
AV ENUE
REDW
NO.
T
L ECT
. W
RI
C
EM EN
IC
1 0'
25' EA
SE
E
NT
R-50
UE
AVENU
E
A
TY E AS
UTILI
AVEN
AVENU
NIA
CA LIFOR
ABSECON
NI A
E
E
AVENU
AVENU
A
NEVAD
CITY OF
30' R .O . W
10' R .O .W
CITY OF NORTHFIELD
47
VOLUME 1 of 2
(1) The SFR-50 Zoning District was crafted to provide for relatively higherdensity single-family residential development on 5,000 s.f. lots with 50’ of
street frontage / lot width.
(2) Permitted Uses in the SFR-50 Zoning District:
a. Single-family detached dwellings.
b. Educational uses.76
c. Places of Worship.76
d. Parks, playgrounds and similar recreation uses operated by the City.
e. City fire stations.
f. Professional offices shall be permitted as part of a residential structure.76
g. Medical complexes.76
h. Professional office facilities.76
i. Signs.
j. Family day-care homes as per N.J.S.A. 40:55D-66.4 and §290-17.
(3) Accessory Uses in the SFR-50 Zoning District:
a. Private auto garages for the exclusive use of the residents.
b. Greenhouses, garden houses, tool sheds, playhouses, courts for
tennis or similar games and swimming pools.
c. Fences and walls.
(4) Conditional Uses in the SFR-50 Zoning District:
a. Main Street, New Road and Franklin Boulevard frontage: Professional
executive and administrative uses such as offices for doctors,
architects, engineers, etc., provided that such practices are conducted
in a manner so as not to exert a deleterious influence upon the
surrounding residential neighborhood and further subject to bulk and
aesthetic controls.
b. California Avenue, Delilah Road and New Road: Limited commercial
uses (undefined).
c. Franklin Boulevard (Delilah Road to the Central Business District):
Mixed commercial and retail uses, subject to specific bulk controls, as
follows:
76
Subject to site plan approval by the Planning Board.
48
VOLUME 1 of 2
i. General Business and professional offices.
ii. Restaurants.
iii. Bed-and-Breakfasts.
iv. Funeral Homes.
v. Banks.
vi. Drug Stores.
(5) Bulk requirements for Principal Structures in the SFR-50 Zoning District:
a. Minimum Lot Size: 5,000 s.f. (translates to a density of 8.7 du/ac77)
b. Minimum Lot Width: 50’
c. Minimum Lot Depth: 100’
d. Minimum Setbacks:
Front Yard: 20’
Side Yard: 6’ minimum, 20’ total
Rear Yard: 30’
e. Maximum Building Height: 2½ stories or 35’
f. Maximum Building Coverage (Primary Structure): 30%
g. Maximum Impervious Coverage: 60%
(6) Recommendations:
a. At Publication, the section of the City to the west of Main Street
between Delilah Road and Magnolia Avenue was zoned SFR-50.
Consistent with the City’s policy to discourage inappropriate and
incompatible land uses where such uses would serve to negatively
impact existing development patterns (Objective 5.2.3 E. herein), it is
recommended that the SFR-50 Zone be expanded to include the
existing residential properties along New Road.
Consistent with the City’s policy to maximize commercially-zoned lands
where appropriate (Objective 5.7.2 B. herein), it is recommended that
the area currently zoned commercial be expanded north along Delilah
Road.78
77
“Dwelling Units Per Acre”
78
Reference section 6.3.2. B. (7) herein for recommended treatment of Commercial Zone Expansion area(s).
49
S
VOLUME 1 of 2
AVENUE
MALLARD
R-50
AVENUE
MA IN
AVENUE
ELKTON
MALLARD PL.
LEEDS
COURT
SHANE CT.
Recommended
SFR-50 Zone
Expansion
LINDLEY
AVE NUE
NEUMARK
AVENUE
AVENUE
SUNSET CT.
THOMPSON
AVENUE
KLINE
SUNSET CT.
T
646)
ROAD
(COUNTY ROUTE NO. 646)
D
DELILAH
AVENUE
AVENUE
AVENUE
Recommended
Commercial
Zone Expansion
HOMER AVENUE
LETT
(U.S. ROUTE NO. 9)
PAC
MAXWELL
b. At Publication:
•
the western boundary line of the SFR-50 Zone to the east of New
Road between Doughty Road and Wright Street was along the rear
property lines of the parcels fronting New Road.
•
the eastern boundary line of
the SFR-50 Zone to the west
of Main Street between
Delilah Road and the Atlantic
City Expressway was along
the rear property lines of the
parcels fronting Main Street;
FLORENCE
ST. CHAR
LINDEN
NO. 585)
ROUTE
COM
AVENUE
EMERSON AVE.
OXFORD
AVE.
R-50
BALFOUR AVE.
AVENUE
AVENUE
SECOND ST.
AVENUE
LORAINE
MULBERRY
MARTIN
TERRACE
AVENUE
STRE ET
TERRACE
EXPRESSW
AY
AVENUE
EDGELEY
ATLANTIC
CITY
BOULEVAR
D
SWAY
JACKSO
N
LAN E
AVENUE
EVANS LANE
AVENUE
AVENUE
(COUNTY
TUNIS
AVENUE
ANSLEY
.
BLVD
ELT
DR.
AVENUE
AVENUE
AVENUE
AVENUE
BAYVIEW
AVENU
E
ROAD
VELING
AVE.
BAYVIEW
STRE
ET
FRANKLIN
RO
OS
EV
WRIGHT
STREET
D
S
AH
O
FAIRVIEW
ANSLEY
STREET
CHESTNUT
A
RO
AVENUE
TUNIS
AVENUE
R-50
ELM
BOULEVARD
NO. 585)
STREET
ROUTE
AVENUE
CHESTER
NEW
TY
GH
SHEFFIELD
ALDE
R AV
ENUE
(U.S ROUTE NO. 40/322)
BLACK HORSE PIKE
WRIGHT
HARRIS
GREEN STREET
LENOX AVE.
COM
H
AV
AVENUE
CO. OF N.J.
DECATUR
ET
AVENU
CLASS I
JERSEY
WEST
NO. 40/322)
(U.S ROUTE
RE
ST
ST.
LAKE
MILAN
BRANCH
NEWFIELD
MILAN AVENUE
AVENUE
WFIELD
AVEN
MADISON AVE.
FIRST STREET
WEST JERSEY
SOUTHERN R.R.
FRANKLIN
MAIN
LINDEN AVENUE
FIRST
GRANT
SECOND
STREET
VOLA LANE
THIRD
FOURTH
ROAD
ABBEY LANE
(COUNTY ROUT
TURNPIKE
OLD
JR.
AVENUE
WASHINGTON
I
BRANCH CLASS
AVE.
PLEASANT
SECOND
THIRD
STREET
STREET
BRAD STREET
CHARLES
INGERSOLL A
BROOKVILLE
TER.
AVENUE
(U.S. ROUTE NO. 9)
IRELAND STREET
KING
ADAMS
PLACE
FOURTH
CLINTON AVENUE
LUTHER
CBD
LINDEN
FIRST
LAKE
AVENUE
PLEASANT
MARTIN
AVENUE
COLLINS
MADISON
STREET
STREET
GLADSTONE AVE.
OAK
TERRACE
R-50
AVENUE
STREET
BELMONT
THIRD
NEW
FOURTH
AD
ADAMS
AVENUE
AVENUE
SECOND
RO
AVENUE
GUARD
PLACE
STREET
MERION
AVENUE
STREET
LANE
STREET
HENDRICKS
CORNEL IUS
AVENUE
ROAD
EET
LAN
D
MERION
STR
MILL
STR EET
BYRD
STREE
T
AVENUE
E
EXPRES
WOOD
LAN
AVENUE
(U.S. ROUTE NO. 9)
READING
WALNUT
BRIGHTON
MULBERRY
AVENUE
CHATHAM
(COUNTY
READING
WELLINGTON
MARTIN
AVENUE
STENTON
UE
AD
In several instances the
properties abutting the Zone
Boundary Line in the SFR50 Zone were parking lots,
vacant lands or vacant or
underutilized buildings.
WINDSOR
AVENUE
AVEN
STRATFORD
AVE.
READ
ING
•
LES
PLACE
ROAD
NEW
RICHMOND AVENUE
RO
the eastern boundary line of
the SFR-50 Zone to the west
of Main Street between the
Atlantic City Expressway and
the J.P. Rail Line at Milan
Avenue was along the rear
property lines of the parcels
fronting Main Street; and
WINDSOR AVENUE
MILL
•
Recommended
Commercial
Zone
Expansion
EDGEWATER
AVENU
50
VOLUME 1 of 2
the area currently zoned commercial be expanded to include these
lands.78
BOULEV
R-50
PLEASANT
SECOND
AVENUE
20' EASEMEN T
AVENUE
ST.
7' EASEMENT
FIRST
OLD TURNPIKE
SECOND
8' R/W
G
AVENUE
MADISON
STREET
FIRST
STREET
LAKE
CCRA
BBEY
LANE
WAS
AVENUE
10' WIDE
EASEM ENT
In accordance with
the adopted
Redevelopment
Plan for the
Expanded City
Center area, the
City’s Zoning Map
must be amended
to reflect this
adjustment.79
M
c. At Publication, the City’s official Zoning Map did not reflect modifications
made to the portion of the SFR-50 Zoning District affecting Block 101
caused by the creation of the City Center Area (section 6.3.7 C. herein).
MILAN
INC.
RAIL
J. P.
Block 101
City Center Area
JERSEY
WEST
FORMER PENN
& ALLEY VACAT
NO . 1 0-1 99 4
LANE
10' SAN. SEWEH
EASEM ENT
HARRIS
ST.
LAKE
AVENUE
MADISON
STREET
FIRST
15' R.O .W.
7' EASEMENT
CCRA
GRANT
OLD
TURN
PLEASANTVILLE AVENUE
SEWER
10' WIDE SANTARY
EASEMENT
FIRST
OLD TURNPIKE
AVENUE
IND
PENNY
AVENUE
AVENUE
TERRACE
PLEASANT
BOULEVARD
MADISON
LINDEN
AVENUE
INGERSOLL AVE.
AVE.
SOUTHERN R.R. CO.
O
R-50
WASHINGTON
AVE.
AVE.
MILAN
AVENUE
10' WIDE
EASEM
ENT
INC.
R-50
CBD
AVENUE
LENOX AVE.
BLACK HORSE PIKE
R-50
CHESTER
8' WIDE PRIVATE
RIGHT OF WAY
GREEN STREET
AVENUE
DECATUR
NO. 585
)
FRANKLIN
10.35 ' WIDE PRIVATE
RIG HT OF WAY
R-75
(COUNTY
ROUTE
TUNIS AVENUE
BLV
ANSLEY
ROOSE
WRIGHT
VELT
ANSLEY
D.
DR.
.
UE
STREET
TUNIS
LYONS
WEST
COURT
AVENUE
EGG
HARBOR
TOWNSHIP
AVE.
BLVD.
LBRA
MPDEN COURT
RAIL
JER SEY
COURT
J. P.
HAMPDEN
MILAN
STREET
79
BROOKVILLE
20' EASEMENT
Adjacent to these
districts were,
variously, the City
Center Redevelopment Area (CCRA),
Lakes Bay Redevelopment Area (LBRA),
Central Business
District (CBD), an
Industrial (IND) Zone
and an SFR-75 Zone.
Pre-existing
SFR-50 Zoning
30' WIDE UTIL ITY EASEMENT
d. At Publication, there
were three (3) SFR50 Zoning Districts
located to the east of
Franklin Boulevard
between Tunis
Avenue and Grant
Avenue.
STREET
GREEN STREET
Reference section 6.3.7. C. (4) for additional recommendations concerning the City Center Area.
51
VOLUME 1 of 2
(East of the middle and southern-most R-50 Zone is the West Atlantic
City portion of Egg Harbor Township. At Publication, the Township
had designated a portion of West Atlantic City as being In Need of
Redevelopment under the Redevelopment Statute.)
Section 6.3.2. C. (8) f. of this Comprehensive Master Plan Update
recommends rezoning the area between the Atlantic City Expressway
and the Milan Avenue railroad tracks from IND to “Bayside Mixed-Use”
(BMU); thereby eliminating the northern-most SFR-50 Zoning District.
While it is anticipated that the middle and southern-most SFR-50 Zones
may be impacted in some form by development in the surrounding
Redevelopment Areas and the proposed BMU zone, it is not possible to
know, at Publication, the nature or even scope of such impacts.
Accordingly, it is recommended that conditions in these SFR-50 Zones
be monitored and that the Master Planning for these areas be revisited
once the impacts of surrounding development can be better understood.
e. At Publication, Principal Uses in the SFR-50, SFR-60 and SFR-75
Zoning Districts included:
i. “Educational uses80
It is recommended that such uses, as permitted under in §290-10
of the City’s Land Use Ordinance, are too vague and have led to
confusion when applied to certain development applications.
Accordingly, it is recommended that §290-10 A. (2) be modified to
read “Traditional public, private and parochial schools, serving
grades pre-K-12, under the authority of the New Jersey Department
of Education and subject to site plan approval by the Planning
Board”. It is further recommended that the term “parochial schools”
be defined in the definitions section of the revised §290.
ii. “Parks, play-grounds and similar recreation uses operated by the
City of Pleasantville”.
It is recommended that §290-10 A. (4) be updated to read “Parks,
play-grounds and public active or passive open space owned or
operated by the City of Pleasantville”.
iii. “City fire stations”.
It is recommended that this term is too limited for the full range of
municipal facilities which might be required in such zones, and that
§290-10 A. (5) be revised to read “Municipal Service facilities”.
80
“subject to site plan approval by the Planning Board”.
52
VOLUME 1 of 2
iv. “Professional offices… as part of a residential structure80”.
Such language allows facilities much larger that what is desirable
in a residential neighborhood without appropriate bulk controls.
Accordingly, it is recommended that such uses be changed from
Permitted to Conditional as follows “Professional offices as part of
a residential-looking structure which may or may not contain
residential living quarters, conditioned upon such bulk standards
as may be appropriate to the use and type of structure proposed
for the Zoning District in which the property is located.
v. “Medical complexes” and “Professional office facilities”.80
Such language allows facilities much larger that what is desirable
in a residential neighborhood without correcting for appropriate
bulk controls. Additionally, including “Professional Office facilities”
under to subjection A. (8) causes confusion vis-à-vis “Professional
offices…” under subsection A. (6).
Accordingly, it is recommended that §290-10 A. (7) and (8) be
deleted from the Residential Zones and added to an appropriate
commercial zoning district(s).
vi. “Signs” as a Principal Permitted Use.
Freestanding signage is not appropriate for a residential
neighborhood. Accordingly, it is recommended that Signs be
reclassified as an Accessory Use in these Zones.
vii. “Family day-care homes as per N.J.S.A. 40:55D-66.4 and §290-17”.
§290-17 regulates Customary Home Occupations. However, the
Municipal Land Use Law requires that “Family day care homes…be
a permitted use in all residential districts of a municipality. The
requirements for family day care homes shall be the same as for
single family dwelling units located within such residential districts”81.
Accordingly, it is recommended that the reference to §290-17 in
§290-10 A. (10) be deleted.
viii. “Public Utility Substations80” (undefined, and without reference to
whether such use is Principal, Accessory or Conditional).
81
“N.J.S.A. 40:55D-66.5b. a"
53
VOLUME 1 of 2
It is recommended that the City create a definition for such uses
which differentiates between a “central substation” and a “utility
cabinet” and reclassify Substations as a Principal Use and
Cabinets as an Accessory Use.
f. At Publication, Conditional Uses in the SFR-50, SFR-60 and SFR-75
Zoning Districts82 are duplicative, both within the three subsections of
§290-10. D and between §290-10. D and the permitted Professional
Office categories of §290-10. A (6), (7) & (8).
It is recommended that these uses be correlated with the Professional
Office Uses under section 6.3.1 (6) e. iv herein and with the
modifications of the City’s Commercial Zoning Districts recommend
elsewhere herein, with duplications eliminated.
g. At Publication, parking requirements for Single-Family residential uses
were:
PARKING
REQUIREMENT
2 & 3 bedrooms
1 space
UNIT SIZE
4 & 5 bedrooms
2 spaces
Pursuant to N.J.S.A. 40:55D-40.1 et seq., the New Jersey legislature
directed the New Jersey Department of Community Affairs to
promulgate Residential Site Improvement Standards83 for all residential
uses in the State. RSIS standards include parking requirements for
residential uses based on unit (bedroom) size. Specifically:
1 & 2 bedroom
PARKING
REQUIREMENT
1.5 spaces
3 & 4 bedrooms
2 spaces
5 bedrooms
3 spaces
UNIT SIZE
Since RSIS standards override local zoning, it is recommended that
the City adopt the RSIS standards for parking.
h. No additional changes are recommended for the SFR-50 Zoning District.
82
§290-10. D
83
“RSIS” (N.J.A.C. 5:21-1 et seq.)
54
VOLUME 1 of 2
B. SFR-60 Single-Family Residential Zoning District
(1) The SFR-60 Zoning District was crafted to provide for relatively moderatedensity single-family residential development on 6,000 s.f. lots with 60’ of
NEVAD
EVARD
E
BOUL
MAGN OLI
.W
DRIVE
AVENU
A
LA URE
L
Mc CONNELL
NT
IC
CI
(60 TY EL
') R
.O EC
. W TR
IC
CO
.
R ES S
15' WI DE I N G
& EG RE SS
EAS EM E NT
LEEDS
NT
AS EM E
WIDE
S TO RM
SIXTH
40 ' S ANITARY
E AS E
SE W ER
ME N T
BLVD.
FRANKLIN
ROUTE
NO . 64 6)
SA
N IT
R. O.W
ITAR Y
40 ' SA N
EN T
EASEM
RO AD
SEW ER
AV ENUE
NO. 585)
AVENUE
CHATHA M
Y SE WER
SAN ITAR
EN T
EAS EM
AVENUE
AV E.
AVENUE
FLORENCE
PLACE
STENTON
(CO UNTY RO UTE
LE
NG
T
A
T RI E N
T
M
GH AS E
SI
E
PLACE
R AVE.
RY
15' SA N IT A
SEW ER R .O . W
WI NDSOR
ST. CHARLES
ROAD
WINDSO
BOULEVARD
HO MER
AVENUE
VILLE
15' PL EA SA NT
SAN I TAR Y SE W ER
AVE.
1 5'
S TO RM
EN T
1 5' WIDE
E AS EM
SEW ER
AVENUE
NO. 646)
READI
NG
D AVENUE
CLEARVI EW
RICHMON
AGE
IN
RA EM ENT
D
1 0' EAS
(COUNTY
W ID
E
RO UTE
6)
RO AD
T
RO AD
DELILAH
AVENUE
M EN T
EA SE
R
S EWE
AR
Y
1 5'
DEL ILAH
L
MIL
IOWA
E NT
E AS EM
Y SE WER
LINDEN
AVENUE
ATL ANTIC
NT
EA
S EM
E
S EWE
R
SUNSET
DEL ILAH
EN
. E ASE M
IC CO
AV ENUE
PACIFIC
AVENUE
PACIFIC
MAXW ELL
BARTL ETT
NO. 64
ON
10' R .O .W
K
NEUMAR
MAIN
E NT
WER E
YMSE
I TAR E
DE S AN E AS
2AR
5' WI
Y SE WER
E S AN I T
25' WI D
PL ACE
MAL LARD
AVEN UE
THOMPS
ON
EN T
EA SE M
(CO UNTY
ROUTE
LINDLEY
AVENUE
AV ENUE
R
S AN ITA
25' WIDE
T
COUR
NO. 9)
E
KL INE
SUNSET
(U. S. ROUTE
AVENU
AV ENUE
AVENUE
AVENUE
E
NU
LL
AVE
RE
FAR
AD
TR
I C EL EC
LAN T
6 0' AT
S
G R ES T
EN
00 ' I N
10 ' X1 SS E AS M
EG RE
LINDEN
E
WA LNUT
SAN I TAR Y
SEW ER
EAS EM E NT
AVENUE
OXF ORD
AVENUE
AVENU
AVENU
E
FRANKLIN
ON
EMERS
READING AVENUE
BRIG HTON
G TON
10' R .O .W
WELLIN
STRATFORD
G
AVENUE
RO
AD
AVENUE
READIN
8' R. O .W
RO
AVENUE
THOMPS
R
S EWE
AR Y
S AN IT
W ID E
15'
CO URT
(CO UNTY
ON
LINDL EY
EL KTON
AVENUE
DS
LEE
PRINCET
AVENUE
CT RIC
AC E LE W
CO. R.O.
T
AVENUE
15 ' EA
SE M EN
BLVD.
N
FRANKLI
COURT
SHANE
.
CO
IC
AVENUE
ATLA
LEEDS
TAR Y
S AN I
VI LL E
SA NT
P LEA
. .W
O
15 ' R
LEEDS
ATLA
AVENUE
COURT
MA LLARD
IC
R. O. W
TY
NT IC CI A N Y
P
ATLA
RIC C OM
EL E CT
R/ W
6 0' WIDE
AY
W NT
OFE ME
ABSECON
DRIVE
CI
(6 0 TY
') R E LEC
. O
. W TR
ATLA NT IC C IT Y E LE CT RI C CO .
AVENUE
STREET
PL ACE
GHTEAS
CITY OF
AVENUE
PENNSY LVANIA AVE.
REST
S
CES
NT
AC
15 ' EME
EAS
N T
SE M E
SITE EA
REST AVENUE
PL
CEDARC
Y
E NT
CEDARC
AC
N
LE
AL
MO ORES
10 ' R .O
DR.
E
IRE
DRI VE
ELMHU
MON TCLAIR
T
RI
SE WER
E
PKWY.
E
T
LANE
T
U TILI
1 0' S EM
EA
UE
AVEN
MO NTCLA
FRANKLIN
AVENU
UTAH
E
MO NT
DRIVE
EVUE
RST
UTE
RO
BELL
HMONT
IT Y
U TIL ENT
1 0'
EASEM
IA
OCEAN
SEVEN
TH
SEM E
R EA
NT
ROUTE
EWE
AR Y S
TY
LARCH
PL .
(CO UNTY
AN IT
1 5' S
UN
AR
T
DR.
LARC
NT
(CO
AVENU
OD
REDWO
E
OD
REDWO
AVENU
T
STU
EN
A SE M
SITE E
UE
E
AVENU
EIGHTH
AVENU
)
NO . 585
EN
E AS EM
)
. 663
NO
IFORN
AVEN
E
ITY
UTIL
CAL
E
AVENU
E
A
RNIA
CALIFO
ABSECON
2 5' EA SE
M EN
A AVENU
E
E
AVENU
AVENU
NEVAD
CITY OF
AVENUE
AVENUE
4 0/3
SHEFF
RO AD
ELDER CREEK
.W
10 ' R .O
15' R .O . W
. S EWE
10' S AN
EN
H E AS EM
T
LANE
S
HARRI
E
AVENU
PENNY
EVARD
ON
BOUL
MADIS
R
Y S EWE
TA R
S AN
NT
EM E
EAS
.W.
15' R .O
WIDE
1 0'
T
E
COUR
COURT
AVENU
ER
LYONS
LIN
FRANK
T
EN COUR
NO. 585)
HAMPD
AVE.
STREET
T
NUT
EY
EDGEL
AVENU
AVE.
LAKES
AVENUE
AVENUE
SU S AVENUE
AVENUE
RYON
ES S
IN GR
T
1 0' WIDE AS EM E N
E
EG RE SS
S AVE.
BAY
ES AVE.
FRAMB
CLEMATI S
BROAD
AV ENUE
GLENDA LE
FIELD
E
E AVE.
GLENDAL
AV ENUE
15' WI DE
S TO RM
SEW ER E A
S EM EN T
AN ITA R Y
8' WID E S AS EM EN T
SEW ER E
EAS EM E NT
AVENUE
SEW ER
AVENUE
ASHLAND AVENUE
ASHLAND AVE.
(CO UNTY RO UTE NO. 687)
PLAZA PLACE
PLAZA PLACE
IKES
CRE EK
AVE NUE
CLEMATI S
MAIN
RI DGEWOOD
(CO
AVENUE
PLACE
BROA D
E)
UT
RO
4)
TY
UN . 64
(NO
STO R M
FLO RAL AVENUE
E.
AV
LA NE
18' PR IVAT E R. O W
. .
15' WID E
8' SA N
R
SEW ER
W
RIDGEW OOD
STREET
STREET
VAN MA R AVE.
INDIA N
AV ENUE
FLO RAL
3.9 '% %p PU BL IC
EAS EM E NT
AVENUE
MO NARCH
AV ENUE
AV ENUE
AVENUE
LANGSTO N
15' WI DE S T
O RM SE WER
EA SE ME NT
15' WI DE S TO
RM SE WER
EA SE ME NT
RO AD
Mc KI NLEY
TILTON
CRE SS ON
CO LUMBIA
NEW
AVENUE
DO
AVE.
20' WIDE U TI LI TY
EAS EM E NT
RO AD
15' WIDE
S TO RM
SEW ER E AS EM
EN T
AVENUE
HARRISON
AVE.
WOODSIDE
CRES
SON
HIN
LP
PLACE
LA
ND
PO
RT
R-60
AVENUE
15' WIDE S
SEW ER E TO RM
AS EM EN T
AS HLAND
JEFFERSO N
UE
LINCO LN
AVENUE
AVEN
EM EN
E AS
E
FRAMBE
NO . 585)
BR
E
RISLEY
AVE.
AVENUE
AVE.
McCLELLAN
ASHLAND
PARK
IN AG E
E
TREMONT
AVENUE
WO ODS IDE AV E.
RYON
SHADELAND
GLENDA LE
10'X 20' E AS EM
E NT
FERNWOOD
GREEN
.W.
AVENUE
15' WIDE S TO
RM
SEW ER E
AS EM EN T
RA
10 ' D
E
AVENU
FIELD
R ES M T.
SAN . S EW E
PA RK
AV ENUE
AVENUE
E
AN D
PARK
AVENUE
AVE.
.O
1 0' R
AVENU
GREEN
AVE.
AD
TTE AVE.
LAFAYE
SHAW
PARK
TREMONT
E
WI LLARD
RO
AVENU
ND
OAKLA
FIELD
E AVE.
ON
VE
PARK
ASHLAND
MA PL
OAKL
E
KNOLL
GREEN
Y
MAIN
UG
HT
(U. S. ROUTE NO. 9)
CIR
CLE
LAN
TTE
AYE
LAF
E
OW
N
LE
AVENU
NS
CHEST
ATER
EDGEW
AVENU
DO
E
ECT
PROSP
RAVELING
E
EY
W
RS
JE
NE
T
STREE
E
EW
FAIRVI
EL M
ALDER
AVENUE
E
AVENU
RO AD
RISLEY
ROAD
CEDAR
MAP
JOH
AVENU
GE
CT.
T
STREE
NT
AVE.
IEW
AV ENUE
ME
CEDAR
AVENU
SE
ER
SE
TOR
ET
UE
AVENU
R.O.W
EA
BAYV
E
EAS EM E NT
RE
AVEN
W
AVENU
AVENU
SE WER
W
CH
T
STREE
W
S
RE
ST
S
BLVD.
Y
D.
M
DE
AH
BLV
(COUNTY ROUTE
NUT
T
ET
H
TUNIS
ANSLE
E
ATER
EDGEW
' WI
RC
E
AVE.
RO OS EV ELT DR.
ST OR M
15' WI D E
CHU
II
N.J.
OF N.J.
N R.R. CO.
15
AVE.
AVENU
AVENUE
AD
AVE.
WRIGH
OF
TOWNSHIP
/322 )
BAYVIE
T
STREE
AD
CO.
WRI GHT
S
C ES
0 0' A C
1 0' X1
E NT
EAS EM
OHIO
TUNIS
S &
Y
R ES
10 ' I NG SS A LL E
EG RE
LANE
DRI
GARFI ELD
40
E NO.
ANSLEY
(CO UNTY ROUTE
RO
Y
LANE
CHEST
AVE.
R.R.
EGG HARBOR
(U.S ROUT
25' R .O .W.
HT
DEVINS
IEL D
SE PIKE
ST
E.
AV
AVE.
AVENU
T
STREE
22)
AVENU
N
LENOX
R AINA
DE D
10 ' WI AS EM E NT
E
E NO.
ROUT
HERN
SOUT
EAS EM E NT
UG
(U.S
HOR
NO
BIA
T
IVA TE
PR
' WI DEO F WAY
T
1 0. 35
RIGH
E
UR
Y
UE
RO AD
FA
STREE
UR
DECAT
Y
TE
E P RIVA
WAY
8 ' WID
OF
RIGH T
RO
ON
ST.
LAKE
D
GREEN
WEST
NEW
FWA
TO
DECAT
UG
HT
II
E PIKE
HORS
BLACK
DO
AVEN
EY
BL ACK
.
AVE
EY
E
AVENU
ESS
INC.
JERS
S
I G HT
AI R R ID G E
& BR
R IGH
INC.
RAIL
H CLASS
ELD BRANC
NEWFI
UE
AVEN
UE
RAIL
J. P.
EY
CLASS
IKE
E
MI LAN
AVEN
SECON
JERS
AVENU
SOUTHER
CHEST
WEST
24' WIDE
CR
PL EASAN
TVILLE
AVE.
NG TON
WASHI
8)
MILAN
THIRD
FOURT
NO. 608)
TURNP
OLD
DEN
HAMP
NO. 60
BRANCH
NO. 697)
AV E.
GRANT
AVENUE
MADISON
ROUTE
RO UTE
NARCIS
UTE
697)
UTE NO.
NU E
AVE
E
VA NIA D I NA NC
SY L
OR
PE NN TED BY
M ER
CA
FO R LE Y VA
&A L
94
. 10 -1 9
NO
E
AVENU
T
E ME N
7 ' EA S
FIRST
T
STREE
VOLA
(CO UNTY
8 ' R/W
E
NGTON
WASHI
AVENU
DO
UR
(CO UNTY
AVE.
I VAT E
EPR
8' WID
O F WAY
RI GH T
TY RO
TY RO
NE WFIELD
AVE.
H
SOMER
(COUN
.
J. P
CH
AVE.
MAIN
E
LINDE
FIRST
SECON
LANE
T
STREE
AVENU
T
STREE
RO AD
TO RM
DE S
EN T
15 ' WI
AS EM
ER E
SEW
T
STREE
D ST.
ST.
IRELAN
N
AVE.
CLINTO
LEHIGH
LANE
E
NE
T
AVENUE
JR.
E
AVENU
E
AVENU
AVENU
N
.W
E R. O
D
RI VAT
DEP
8' WI
ANT
PLEAS
THIRD
NT
SET
PLACE
T
STREE
T
STREE
T
STREE
ME
BRAD
CAMBR
GUARD
LINDEN
STREET
D
FIRST
SECON
THIRD
SE
I A AVE.
EDGELEY
AV ENUE
STREET
LANE
JACKSON
LA NE
EA
1 5' WIDE
STRE ET
HENDRICK S
T
STREE
ER
NT
AS EM E
ITY E
STREET
CO RNELIUS
LA NE
NO. 9)
ROUTE
(U. S.
FOU RTH
W
T
E ME N
EA S
ABBEY
15' WI DE R IGH T
OF WAY
15' R IG H T O F WAY
T JERS
WES
SOLL
IKE
OLD TURNP
H
SE
U TIL
FOURT
ONTE
T
STREE
AVENUE
SET
CHALF
CE
GL AD STONE
M
TOR
SE WER
KING
LUTHER
G TON
NOA
HS
E
ES
10' WI DE
EAS EM E NT
SOMER
NT
BELMO
S
TERRA
E
ID
OAK
W
AVENU
PL EASAN
E
AVENU
E
T
AVENU
TO RM
DE S
15 ' WI
E
Y
WESLE
MARTIN
VILLE
BROOK
CE
TERRA
E
ES S
E A CC
15 ' WI DS EM E NT
EA
AVENU
P LACE
EN
SE M
AVENU
15'
Y
WESLE
LAKE
AD
AVENUE
ADA MS
AVENU
CHARL
INGER
RO
ONEIDA
(COUN
ADAMS
AVENUE
ADAMS
AVENUE
WASHIN
AVE.
STREET
15' SA N IT A RY
EM EN T
SEW ER E AS
D ST.
SECON
1
SE 5' W
ID
W
ER E
E A S TORM
S
EM
EN
T
AVEN UE
ASEMENT
E E
A
20' EA
E
AINAG
AVENU
DR
C ESS
20 ' AC
E NT
EAS EM
AVENUE
SENEC
AVENUE
EN T
E AS EM
AVENUE
R-60
AVEN UE
A
CAYUG
E
U TILITY
DE
30' WI
D
AVENU
TIC
LAN
N
CO LLINS
AN
OD
MERIO
AVENUE
AVENUE
ATL
WO
D
FRANKLIN
E
UR
AVENU
BALFO
NEW
.
8
N AVE
7- 19 9
IN GT O
. NO .1
WELL
Y OR D
ED B
VAC AT
L
MIL
MARTIN TERRACE
WO
O
E
SSW
AY
EN
UE
AVENU
L ANE
EVANS
EXP
RE
GL
EN
AVENUE
Y
BY RD
WO ODLAND
AV
AV ENUE
EX PRESS WAY
MERIO N
AVENUE
E
MULBERRY
CIT
M EN T
EC TR IC CO . E ASE
60' AT LAN TI C EL
MA RTIN TERRACE
ATLANTIC
UC
E
ES S
8' WID E I NG R
E NT
EG RE SS E AS EM
AVENUE
RY
AV ENUE
MULBE RRY
CITY
SPR
LORAIN
.O .W.
1 0' R
MULBER
L
MIL
TOWNSHIP
EGG HARBOR
AVENUE
BRIG HTON
30' R .O . W
10' R .O .W
CITY OF NORTHFIELD
d. Parks, play-grounds and similar recreation uses operated by the City.
84
55
VOLUME 1 of 2
i. Signs.
j. Family day-care homes as per N.J.S.A. 40:55D-66.4.
aesthetic controls.
uses (undefined).
c. Franklin Boulevard (Delilah Road to the Central Business District):
Mixed commercial and retail uses, subject to specific bulk controls, as
follows:
ii. Restaurants.
iv. Funeral Homes.
v. Banks.
vi. Drug Stores.
a. Minimum Lot Size: 6,000 s.f. (translates to a density of 7.26 du/ac)
56
VOLUME 1 of 2
Front Yard: 20’
Rear Yard: 30’
a. At Publication, the vast majority of the residential lots in the SFR-60
Zoning District between Bayview Avenue and the southern boundary of
the City were 50’ wide (or wider) and 5,000 s.f. (or larger).
Accordingly, any land use application in this section of the City
required Zoning Board approval for Lot Size or Lot Width.
Consistent with the purposes of zoning to provide reasonable
consideration to the character of each district,85 it is recommended that
the SFR-60 Zone be deleted and that these lands be absorbed into the
adjacent SFR-50 Zoning District.
ET
FIE LD
AVE.
UE
ROAD
H
DO
UG
H
RAVELING
NF
GREE
TY
PO
RT
D
PAR
AVENUE
PARK
RYON
Y
RISLE
BROAD
R- 6 0
UE
AVEN
SHADELAND
AVENUE
AVENUE
GLENDALE
15' WIDE ST
ORM
SE WE R E AS
EM ENT
ROAD
15' WIDE ST
ORM
SE WE R E ASEMENT
15' WIDE ST
ORM
SE WE R E AS
EM ENT
15' WIDE STORM
SE WE R E AS
EMENT
AVEN UE
AVE.
AVE.
20' WIDE UTIL ITY
EA SE MENT
UE
PARK
AVENUE
GLENDALE
AVENUE
R-50
FRA MB
SS
INGRE
10' W IDE EA SE ME
S
EGRES
ES AVE
.
GLENDA
10'X 20' E AS EM
ENT
TILTON
STREET
STREET
15' WI DE
STORM
AVENUE
FLORAL
FLORAL AV
3.9'%% p PUBLIC
EA SE MENT
AVENUE
COLUMBIA
ROAD
VAN MAR
INDIAN
AVENUE
Mc KINLE Y
AVENU E
NEW
WOOD SIDE
JEFFE RSON
AVE.
ASHLAND
AVENUE
AVENUE
LANGSTON
AVENUE
15 ' WIDE ST
ORM S EWE
R EA SE ME NT
HARRISON
15' WIDE ST
ORM
S EWE R EA
SE ME NT
AVENU E
AVE.
TREMONT
ASHLAND
LINCO LN
NF IEL
AVE.
AVE.
AVEN
SHAW
AND
AD
N
E
GREE
NO. 585)
TTE
LAFAYE
UE
E AVE.
WILLA RD
RO
YE
FA
LA
SO
IV
DR
LA
ND
(U.S. ROUTE NO. 9)
C LE
CIR
TT
E
NE
LA
WN
O
BR
UE
AVEN
HN
MAPL
IEL D
NT
SEWE R EA SEME
AVEN
JO
OAKL
AVEN
C
UR
E
UE
(COUNTY ROUTE
W
NE
CH
AVEN
R
WATE
EDGE
RM
15' WIDE STO
RS
JE
EY
AVE.
UE
ET
FA IRV
ELM
UE
R
AVEN UE
ALDER
AVE.
ST
IEW
BAYV
T
EE
STRE
ORM
IDE
IEW
W
HIO
AH
S
AVEN
AVEN
NT
SEW
ST
15'
NO
AVENUE
EAS
EM
E
ER
AD
STRE
AVE.
A CCESS
10' X100'SE MEN T
EA
RO
ET
ET
STRE
T
WRIGH
ST RE
T
WRIGH
AVENUE
SHEF
CT
/322)
PE
PROS
. 40
STREET
E NO
AVEN
ANSLEY
MAIN
ROUT
(U.S
(COUNTY ROUTE
R-50
Y
TUNIS
TNUT
HT
VATE
E P RI
8' W ID T OF WAY
RIGH
CHES
UG
NO. 585)
ST RE
NEW
TUR
DECA
INC.
DO
P RIVATE
W IDE
W AY
10.35' GH T OF
RI
UE
AVEN
A GE
RAIN
IDE D
T
10' W
MEN
EA SE
RAIL
P.
TUR
DECA
OF WAY
TNUT
IGH T
CHES
ER
S&
GR ES
10' IN S ALLEY
EGR ES
24' WID
Recommended SFR-60
Zone Elimination / SFR50 Zone Expansion
ASHLAND
RIDGEWOOD
AVENUE
PLAZA PLA
MAIN
8' SA N
SE
R WE R
W
PLACE
AVENUE
BROAD
CRESSON
MONA RCH
N
RIDGEWOOD
AVENUE
30' R.O. W
10' R.O.W
CITY OF NORTHFIELD
85
Section 6.7.1 (preface) herein.
57
VOLUME 1 of 2
b. It is recommended that the recommendations contained in section
6.3.1 A. (6) e. - g. and section 6.3.2 B. (7) iii (b) herein be adopted for
the remaining SFR-60 Zoning District(s).
c. No additional changes are recommended for the SFR-60 Zoning District.
C. SFR-75 Single-Family Zoning District
(1) The SFR-75 Zoning District was crafted to provide for relatively lowerdensity single-family residential development on 7,500 s.f. lots with 75’ of
NEVADA
E
VARD
W
10' R. O.
E
AVENU
TARY
SANI
TV ILL E
S AN
.W PL EA
1 5' R.O
SIXTH
CITY OF
ST AVENUE
ABSECON
.
RCRE
MA GNOLIA
AV ENUE
DRIV E
PLACE
ME NT
PENNSYLVANIA AVE
ES
MOOR
SEW ER
AVENUE
PLA
EN
CEDA
ENUE
LANE
ST AV
SS
C CE T
15 ' A EM EN
EAS
STREET
SIT E EASE
CE DARCRE
LAIRE
R-75
DR.
LAIRE
MONTC
IT Y
UT IL EN T
10 '
EM
EAS
DRIVE
ST
ELMHUR
E
ALL
SIT E EA
E
DRIVE
MONTC
PKWY.
IT Y
UT IL
10 ' EMENT
EAS
2 5' EA S
E ME NT
RNIA
AVENU
ONT
LARCHM
UE
BELLEV
DR.
MO NT
FRA NKLIN
AVENU
UTAH
LARCH
CE
UNT
(CO
OCEAN
SEV ENTH
EIGHTH
585)
ANIT ARY
15 ' S
R
SE W E
E NT
EA SE M
Y ROUTE
)
ART
PL.
(COUNT
. 663
OD
REDWO
AVENUE
D
STU
CALIFO
AV ENUE
RNIA
RE DWOO
NO.
EN T
TY EA SEM
UT ILI
NO
TE
Y ROU
E
AVENUE
BOULE
AVENUE
CALIFO
ABSECON
AVENU
AVE NUE
AVENUE
AVENU
NEVADA
CITY OF
LAU
REL
NT
SE ME
BLVD.
IC
AC ELECTR
.W
CO . R .O
NT
15 ' EASEME
MA IN
AV ENUE
LINDLEY
AVENUE
N
IOWA
NT
EA SEM E
Y S EW ER
S ANIT A R
THOMPSO
PACIFIC
AVENUE
AVENUE
EN T
EA SEM
PACIFIC
TARY
40 ' SANI
LINDEN
AV ENUE
ATLANTIC
(COUNTY
ROAD
DE LILAH
ROUTE
NO. 646)
E AS
EM
EN
T
MAXWELL
BLVD.
FRA NKLIN
1 0' R.O .W
EA SE MENT
S EW E R
SEWE R
25 ' W IDE
AVENUE
N
RK
NE UMA
FRA NKLIN
CO URT
SHANE
NT
EA SEME
EW ER
ITA RYMSE NT
ER EASE
EWSAN
IDE
25 ' W S
S AN IT ARY
25' W IDE
PLACE
MA LLARD
AVENUE
AVENUE
CO URT
NO . 9)
KLINE
SUNSET
AVENUE
(U.S. ROUTE
ELKTON
AVENUE
E
NU
AVE
LL
RE
FAR
15 ' W IDE I NG
& EG RESS
EAS EM EN T
RESS
C CO.
AD
IC CI
T
6( 0 Y E
') R LE
C
.O .
W T RI
RO
NT
AVENUE
N
PRINCETO
AVENUE
LINDLEY
THOMPSO
SA NI TARY
W IDE
1 5'
AVENUE
A TLA
.
AVENUE
CO
DS
LEEDS
IC
LEEDS
Y
WA T
OF
EMEN
EAS
C
IT
(60 Y
') R ELE
.O CT
.W R
T
IC
AVENUE
CO URT
GH
LEEDS
NT
R.O.W
MA LLARD
RI
AVENUE
LEE
CITY EL EC TRI C CO.
Y
IC C IT
ATL ANT
Y
O M PAN
T R IC C
ELE C IDE R /W
60' W
ATLA
R-75
ATLA NTIC
McCONNELL
DRIVE
S EW
E
R
SUNSET
W ID E
STO R M
R
SE W E
AVENUE
NT
EA SE M E
SA NI
TAR
Y
1 5'
S TOR M
15' W IDE EA SE MENT
SEW E R
NO . 5 85)
STENTON
PLA CE
AVENUE
CHATHAM
ER
Y SEW
SAN ITAR MEN T
EASE
AVENUE
AVE.
AVENUE
(COUNTY ROUTE
LE
T
ANGN
T TRI EME
H AS
SI G E
FL ORENCE
AVE.
DELILAH
15 ' SA NITAR Y
SEWE R R .O .W
R-75
WINDSOR
PLA CE
RO AD
WINDSOR
ITAR Y
40 ' SAN
NT
EAS EME
SEWER
NO . 646)
RO AD
ST. CHARLES
L
MIL
ROUTE
NO . 646)
AVENUE
DE LILAH
(COUNTY
ROUTE
RO AD
BOULEVARD
HO MER
AVENUE
AV ENUE
(COUNTY
BARTLETT
IL L E
15' PL EAS AN TV
SAN I TAR Y SEW E R
R.O.W
1 5'
AVE.
W ID
E
CO URT
G
READIN
CLEARVIEW
D AVENUE
10 '
CO . E ASEM
CT RI C
TIC ELE
ENT
E
G
I NA N T
DRA EME
S
EA
RICHMON
00' INGRESS
1 0' X1 SS EASM ENT
EG RE
LINDEN
8 ' R.O .W
SAN I TAR Y
SEW E R
EAS EMEN T
AV ENUE
OXFORD
BRIGHT
TO N
ON
10 ' R.O .W
WELLING
AV ENUE
WALNUT
AVENUE
FRANK LIN
AVENUE
N
EMERSO
RO
RE ADING
READING AVENUE
AVENUE
STRATFORD
AD
L AN
60' AT
AVENUE
AVENUE
AVENUE
AVE.
FRA NKLIN
AD
ELDER CRE EK RO
EDGELEY
AVENUE
15'
SEWE W I D
E S
R
TO
EA
SE R M
ME
NT
STREET
LANE
LANE
JACKSON
HENDRICKS
STREET
E
ESM T.
AVENUE
RYON
AVENUE
AV ENUE
GLENDALE
1 5' WI DE S TOR
SEW E REA SE M
ME NT
15' W IDE S
SEW E REA TOR M
SE ME NT
RO AD
15' W IDE S TOR
M
SEW E R EA SE
MENT
AVENUE
15' W IDE
SEW E R EAS TOR M
SE ME NT
AV ENUE
GLE NDA LE
FRAMB
AV ENUE
GLE NDA
CO URT
ASHLA ND AVE NUE
STREET
ASHLAND AVE.
(COUNTY ROUTE NO . 687)
PLA ZA PLACE
PLAZA PLACE
IKES
AVE NUE
2 5' R.O .W .
EAS EM EN T
CREE K
RIDG EWOOD
CL EMATIS
AVENUE
MAIN
PLA CE
BROAD
RIDG EW OOD
MONARCH
8' SA N
S
REW E R
W
HIN
LP
E)
UT
RO )
TY 644
UN .
(NO
DO
EAS EMEN T
(CO
IAN
FAB
SEWE R
AV ENUE
15' W IDE
S TOR M SEW
ER EA SE ME NT
AVENUE
E.
AV
E.
AVENUE
COLUMBIA
ROAD
LANE
18' PR IV ATE R.O . W.
STO RM
FLORAL AVENUE
IC
SON
CRES SON
AV
INDIAN
AV ENUE
FLORAL
3.9 ' % % p PUB L
EASEM EN T
AVENUE
LANGSTON
TILTO N
Mc KINLE Y
AVENUE
STREET
1 5' WI DE
S TOR MS EW ER
EASE ME NT
AVENUE
HARRISON
AVE.
WOO DS IDE
NE W
UE
JEFFERSON
AVEN
LINCOLN
PARK
BAY
RY
8 ' W ID E SA NITA
EA SEME NT
SEW E R
VAN MAR AVE .
AVENUE
1 5' W D
I E
ASHLA ND
.
R-75
LE AVE.
AV ENUE
AV ENUE
ES AVE
ES AVE.
CLEMATIS
NO. 585)
SHADELAND
AVE.
AVENUE
AV E.
McCLELLAN
GARFIELD
ASHLAND
CRES
S SON
CRE
.
AVE
SE W EH
1 0' S AN .
FRAMB
BROAD
AVENUE
LAKES
SSUS
RE SS T
EN
ING
10 ' W IDE EA SE M
EG RESS
TRE MO NT
AV ENUE
AV E.
AVE.
I LIT Y
20' W IDE U T
EAS EM EN T
RY ON
1 0'X 20 ' E ASE
M EN T
FE RNW OOD
ASHLA ND
WOO DSIDE AVE.
SEW ER
TAR Y T
S ANS EM EN
EA
W IDE
10 '
ECT
SAN . S EW ER
AVENUE
PARK
AV E.
LYONS
AVE.
STREET
FIELD
PARK
PARK
SHAW
M E NT
EASE
FIELD
AVENUE
PO
RT
LA
Y
EDGELE
RAVE LING
AVENUE
ND
(U.S . ROUTE NO . 9)
E
CI RCL
TTE
AYE
LAF
GREEN
AV E.
AD
RISLEY
TRE MO NT
GREEN
.W .
AVENUE
AV ENUE
PARK
10 ' R.O
(COUNTY ROUTE
Y
SE
JER
NE
W
RI SLEY
E
LAN
WN
BRO
E
AVENU
R-75
CH
UR
CH
PROSP
FAIRV
ELM
AVENUE
ALDER
AV E.
E
AVENU
CT.
RO AD
CE DAR
MAPL
E
N
NSO
JOH
VE
DRI
AI NAGE
1 0' DR
AVENUE
AVENUE
D
KNOLL
NT
ET
RE
ST
TNUT
ME
W
AVE.
WILLA RD
RO
.
TTE AVE
LAFAYE
OAKLAN
D
AV ENUE
EA SEM E NT
NE
OAKLAN
IE LD
E
SE W ER
AVENU
MA PLE
ATE R
STO RM
GREENF
HT
Y
CHES
SE
CE DA R
EDGEW
AV ENUE
1 5' W IDE
UG
E
STREET
EA
EWE
DO
AVENUE
S
IEW
M
RCH
CHU
AV ENUE
S TO
R
AVE.
AVENUE
ATER
AV ENUE
AVENU
GE
RA IN A
IDE D
T
10 ' W EAS EM EN
BAYVIEW
STR
RO AD
OHIO
AV ENUE
R. O.W
R
DE
LANE
STREET
AVE.
T
EDGEW
WI
DEVINS
WRIGH
EET
AHS
BLVD.
Y
D.
BLV
RO OSE VELT DR.
15'
AD
PIKE
RO AD
NO
ANSLE
E
W
BAYVIE
CE SS
T
00' AC
1 0' X1EAS EM EN
SE
AVENU
STREET
S &
G RE S
10 ' IN SS AL LEY
EGRE
HOR
TUNIS
ANSLEY
WRIGHT
T
STREE
RO
BLACK
E
EN COURT
UT
CHESTN
ATE
E PR IV
Y
OF W A
ELD AVE.
SHEFFI
)
AV ENUE
ROU
. 40/322
MAIN
(U.S
TE NO
HAMPD
STREET
RI VATY
IDE P
A
T OF W
10.3 5 ' W
RIGH
NO . 585)
(COUNTY ROUTE
AD
NEW
Y
AVE NUE
RO
Y
JERSE
UR
RIGHT
HT
AVE.
TUNIS
NARCI
HT
LANE
8' W ID
UG
DEN
TER
CHES
E
TOWNSHIP
NO. 40/322)
PLACE
UG
WEST
HS
ROUTE
P IKE
FRANK
DE CATUR
AV ENUE
DECAT
DO
N.J.
LIN
AVENU
F WAY
.
H
SOUT
OF
HAMP
(U.S
COURT
AVENU
LENOX
HORSE
DO
O
G HT
DE RI
24' WI
INC
RAIL
J. P.
UE
CLASS
CO.
OF N.J.
UE
E
D
GREEN
WEST
BLACK
AVE.
N
AVEN
LD B RANCH
R.R.
ER N
EGG HARBOR
AVEN
INC.
EY
JERS
ET
H TS
AIR RI G GE
& BR ID
15' W IDE R IG HT
OF W AY
15' RI GHT O F W AY
NEWFIE
R.R. CO.
MILAN
UE
RAIL
J. P.
S TRE
II
NT
EAS EM E
LANE
AVENUE
HA RRIS
VARD
PENNY
BOULE
LAKE
AV ENUE
MADISON
NO . 608)
AVEN
SECON
Y
E
AVENU
SOUTHERN
AVE.
G TON
WASHIN
AV ENUE
AVENUE
NTVILLE
II
AVE.
MILAN
THIRD
FO URTH
JERSE
15' R. O.W .
ST.
SEM ENT
VOLA
STREET
LANE
STREET
Y ROUTE
CLASS
IKE
TURNP
AVE.
GRANT
V AT E
IDE PRI W AY
8'W
T OF
RI GH
RO AD
TORMNT
I DE S
15' W
ER EASEME
SEW
STREET
D ST.
IRELAN
H AVE.
CLINTON
LEHIG
SOMER
MA DISON
LINDEN
THIRD
NT
AV ENUE
7 ' EA
ME
WEST
STREET
SE
FIRST
EA
FIRST
R
D
SECON
FO URTH
E
AVENUE
AV ENUE
STREET
STREET
STREET
AV ENUE
GLADST
ONE
EW
NT
A SEME
I LIT Y E
IDE U T
STREET
NT
MS
NO . 608)
(COUNT
LD B RANCH
NO. 697)
OLD
PLEASA
IKE
W
8' R/
AVE NUE
N
NO. 697)
NEWFIE
Y ROUTE
(COUNT
E
AVENUE
LANE
ST.
G TO
WASHIN
NT
TURNP
OLD
.O.W
ATE R
E PR IV
10 ' W I DE
EAS EM EN T
NTE
CHALFO
BELMO
TE RRACE
R
TO
OAK
S
SET
ME NT
DE
BRAD
CAMB
PLE ASA
20 ' EASE
WI
8' W ID
JR.
KING
LUTHER
TY ROUTE
ENT
EA SEM
TILIT Y
15'
NT
IDE U
AD
PLE ASA
ABBEY
(COUN
VILLE
BROOK
TE RRACE
AV ENUE
E NT
EASE M
30 ' W
RO
15 ' W
W
10' R. O.
15 ' R.O .W
MAIN
PLACE
GUARD
AVENU
THIRD
ROUTE
H
FOURT
(U.S.
NT
MARTIN
PLA CE
AVENU
AVENUE
W ER
R MS E
E S TO
1 5' W I D
Y ROUTE
UE
A NCE
ANI A AVEN
S YL V O RDIN
BY
EN N
M ER P ATE D
FORLL EY VAC
&A
4
10- 199
NO .
SECON
D
FIRST
STREET
STREET
CO RNELIUS
LANE
9)
NO .
LINDEN
STREET
AVENUE
AVENUE
AV ENUE
EME
WES LEY
E ACCESS
15' W ID
T
EASEMEN
AV ENUE
IC
AS
AVENUE
ADAMS
NOA
AV ENUE
CHARL
ES
O LL AVE.
INGERS
LAKE
Y
(COUNT
AVENUE
ANT
E
SET
AVENUE
ATL
GE
AVENUE
SOMER
R-75
ADAMS
AVENUE
ADAMS
ONEIDA
RIA AVE.
AVE.
STREET
SECOND
ST.
1 5' SA NI TARY
SEW E R EA SE MENT
AVENUE
UR
BALFO
NEW
L
MIL
E M EN T
ELE CTR IC CO . E AS
6 0' ATL AN TIC
MARTIN TE RRACE
I NA
AVENUE
Y
AY
DRA
SS
20 ' ACCE
M ENT
EAS E
SENECA
WAS HINGTO
SSW
CAYUGA
WESLE
RE
ME RION
AV ENUE
COLLINS
AV ENUE
UE
EVANS
EXP
EN
AV ENUE
AV ENUE
LANE
CI TY
L
BYRD
WOO DLAND
AV ENUE
D
LAN
OD
WO
OD
MULBERRY
EXPRE SSWAY
AV ENUE
MERI ON
AVENUE
MIL
TOWNSHIP
EGG HARBO R
MARTIN TERRACE
ATLANTIC
E
UC
SPR
GL
EN
WO
AVENUE
MULBERRY
AVENUE
CI TY
AV
NE
LORAI
O.W .
10' R.
ON
SS
8' W ID E INGRE
EN T
EG RE SS EASE M
98
O NAVE.
.17 -19
W ELL INGT Y O RD. N O
DB
VACATE
AVENUE
BRIGHT
RY
MULBER
3 0' R. O.W
1 0' R.O W
.
CITY OF NORTHFIELD
86
58
VOLUME 1 of 2
d. Parks, play-grounds and similar recreation uses operated by the City.
i. Signs.
j. Family day-care homes as per N.J.S.A. 40:55D-66.4.
k. Public utility substations.86
aesthetic controls.
uses (undefined).
c. Franklin Boulevard (Delilah Road to the Central Business District): Mixed
commercial and retail uses, subject to specific bulk controls, as follows:
ii. Restaurants.
iv. Funeral Homes.
v. Banks.
vi. Drug Stores.
59
VOLUME 1 of 2
a. Minimum Lot Size: 7,500 s.f. (translates to a density of 5.8 du/ac)
Front Yard: 20’
Rear Yard: 30’
a. At Publication, the SFR-75 Zone along the northeast corner of the City
includes a considerable amount of undevelopable wetlands.
Accordingly, and consistent with the City’s policies to protect its natural
resources (Objective 5.6.2 E herein), it is recommended that these
undeveloped wetlands be rezoned for conservation.
MF
MF
Recommended
Conservation
Zoning
R-75
CONSERV
b. At Publication, vacant properties in the SFR-75 Zone fronting Pacific
Avenue and Stenton Place were contiguous with commercially-zoned
land fronting Main Street. Additionally, the SFR-75 Zoning District to
the north of the Atlantic City Expressway extends to the rear property
lines of the properties fronting the eastern side of Main Street and
included an underutilized warehouse / garage and a large side yard to
a residential property.
60
VOLUME 1 of 2
R-75
MF
COM
Consistent with the
City’s policy to maximize commerciallyzoned lands where
appropriate (Objective
5.7.2 B. herein), it is
recommended that
the area currently
zoned commercial be
expanded to include
these lands.87
CONSERV
R-75
MF
Recommended
Commercial
Zone Expansion
ATLANTIC
AVENUE
FRANKLIN
c. At Publication, the City had declared portion of the SFR-75 Zoning
District (along with a portion of the Regional Shopping Center (RSC)
Zoning District) to the north of the Atlantic City Expressway and east of
Franklin Boulevard to be an Area In Need of Redevelopment under the
Redevelopment Statute as the Gateway Redevelopment Area (section
6.3.7. F. herein). Until such time as a Redevelopment Plan for this
Redevelopment Area is adopted, the underlying SFR-75 (and RSC)
Zoning remains in effect.
E NO. 646)
ROAD
Gateway Redevelopment Area
BOULEVARD
DELILAH
AVENUE
STENTON
CITY OF
FRANKLIN
READING
AVENUE
MF
AVENUE
(COUNTY
ABSECON
AVENUE
CLEARVIEW
ROUTE NO.
585)
PLACE
CHATHAM
AVENUE
WALNUT
R-75
AVENUE
AVENUE
RSC
AVENUE
BOULEVARD
EDGELEY
MULBE RRY
FRANKL IN
AVENU E
LORAINE
AVENU E
EVANS LANE
AVENUE
MERION
AT
LA
N TI
C
AVENUE
FRANKL IN
COLLINS
CIT
Y
AVENUE
ADAMS
AVENUE
EX
PR
ES
SW
AY
AVENUE
CHARLES
EL
R CR
DE
HARRIS
AVENUE
PENNY LANE
TURNPIKE
LE
AVENUE
PLEASANTVIL
ST.
GRANT
AVENUE
FRANKLIN BOULEVARD
LAKE
OLD
AD
MADISON
MADISON
AVENUE
AVE.
RO
Existing SFR-75
zoning
D TURNPIKE TURNPIKE
87
K
AVE.
EE
LE
MADISON
INGERSOLL AVENUE
SOUTHERN R.R. CO. OF N.J.
II
NEWFIELD BRANCH CLASS
CO. OF N.J.
SOUTHERN R.R.
NEWFIELD BRANCH CLASS I
61
VOLUME 1 of 2
(1) At Publication, the City was reviewing various development options
in preparation for crafting such a Redevelopment Plan.
Accordingly, this Comprehensive Master Plan Update recommends
that ~ with the exception of (1), (2) and (3) below ~ no changes be
made to the land use or building controls for the area designated In
Need of Redevelopment until such Plan has been adopted.
(2) At the time of the designation, Block 273, Lots 49, 50 and 51 were
zoned SFR-75. As vacant land, these lot were included in the
Redevelopment Area (since that time, a single-family home was
constructed on Lot 49).
Additionally, the RSC Zone (and thus the Redevelopment Area)
included the City’s Walnut Avenue Park (Block 274, Lots 24 & 35)
as well as six (6) residential lots (Block 273, 51, 52, 54 & 56 and
Block 274, Lots 17 & 19) fronting Loraine Avenue.
FRA
(COUN
It is therefore recomemnded that the western boundary of the
Gateway Redevelopment Area be modified to exclude such lots
and that such lots be rezoned SFR-75.
READING
AVENUE
CLEARVIE
W
MF
AVENUE
WALNUT
R-75
RSC
FRANKLIN
Y AVENUE
RY
AVENUE
D
EDGELE
MULBER
AVENUE
AVENUE
LORAINE
AVENUE
Recommended
SFR-75 Zone
expansion
AVENUE
d. At Publication, the SFR-75 Zoning District to the south of the Atlantic
City Expressway includes vacant lots to the rear of the properties
fronting the eastern side of Main Street.
the area currently zoned commercial be expanded to include these
currently vacant SFR-75 lands.88
88
62
VOLUME 1 of 2
EXPRESSWAY
Recommended
Commercial
Zone Expansion
EVANS LANE
AVENUE
10' R.O.W
15' R.O.W
R-75
COLLINS
AVENUE
AVENUE
AVENUE
ADAMS
E
YLVANIA AVENU
FORMER PENNS BY ORDINA NCE
D
& ALLEY VACATE
NO. 10-1994
MAIN
COM
MERION
AVENUE
CHARLES
INGERSOLL AVE.
EASEMEN
30' WIDE UTILITY
T
e. At Publication, the SFR-75 Zoning District along the southwest corner
of the City extends to the rear property lines of the properties fronting
the western side of New Road and to Block 351, Lot 43, which is a
commercial (office) use.
ROAD
ST
HS
RE
ET
E
CL
CIR
BR
YE
FA
LA
E
TT
NE
LA
E AVE.
YE TT
LAFA
ON
AV EN
R-75
H
JO
NS
E
AVEN
SHAW
UE
AVENUE
AV EN
TREM ONT
UE
AV E
PARK
EY
RISL
IV
DR
COM
UE
ET
RE
15 ' WIDE STORM
SEWER EASEM
EN T
ROAD
N
OW
P LE
MA
ST
ROAD
H
EY
RISL
ROAD
C
UR
CH
(U.S. ROUTE NO. 9)
Y
AVE.
SE
OHIO
W
NE
LANE
R
JE
AV EN
CT.
UE
AVE.
NO
A
AVE.
AVENUE
LUMB IA
AVE.
ASHL AND
OLN
McCL ELLA N
AVENUE
HARRISON
AVE.
OD
AVENUE
AVE.
10'X2 0' EASEM
ENT
Consistent with the City’s
policies to maximize commercially-zoned lands where
appropriate (Objective 5.7.2 E.
herein), to discourage
inappropriate and incompatible
land uses where such uses
would serve to negatively
impact existing development
patterns (Objective 5.2.3. E.
herein) and to avoid bisecting
blocks where practical, it is
recommended that the area
currently zoned commercial be
expanded to include these
lands.88
Recommended
Commercial
Zone Expansion
f. At Publication, the SFR-75 Zoning District along the southeast portion of
the City includes properties fronting Main Street between (generally)
Edgewater and Shadeland Avenues which surrounds a small Commercial
Zone and includes several commercial uses and vacant lands.
63
VOLUME 1 of 2
CT
E
EDGEL
ATER
EDGEW
T
STREE
E
PROSP
E
AVENU
Y
Consistent with the City’s policies to maximize commercially-zoned
lands where appropriate (Objective 5.7.2. B. herein) and to discourage
inappropriate and incompatible land uses (Objective 5.2.3. E. herein) it
is recommended that the area currently zoned commercial be
expanded to include these SFR-75 lands.89
Recommended
Commercial
Zone Expansion
A
MAIN
ND
OAKLA
R-75
KNOLL PL.
E
S
FRAMBE
ATIS
UTE NO. 585)
BROAD
AVENUE
AVENUE
S AVENU
AVENUE
RYON
U
NARCISS
AVENUE
AVENUE
PARK
AVENUE
AVENUE
LARD
COM
FIELD
GREEN
g. At Publication, the SFR-75 Zoning District along the southeast portion
of the City includes considerable undevelopable wetlands along the
eastern edge of the City. This area generally takes the form of an
archipelago of islands extending into Lakes Bay.
Consistent with the City’s policy to protect its natural resources (Objective
5.6.2. E. herein), it is recommended that the undeveloped wetlands along
the eastern edge of the SFR-75 Zone be rezoned for Conservation.
h. At Publication, the City’s official Zoning Map did not reflect modifications
made to the portion of the SFR-75 Zoning District affecting Block 4
caused by the creation of the Narcissus Avenue Redevelopment Plan.
In accordance with the adopted Redevelopment Plan, the City’s Zoning
Map must be amended to reflect this adjustment.
89
64
VOLUME 1 of 2
Remap as
Narcissus Avenue
Rehabilitation Area
E
E
VE NU
AVE NU
.
MB ES
NA RC
ISS US
N AVE
AVE .
LAKES
NARA
BAY
Recommended
Conservation
Zoning
R-75
S A NITA RY
8' W I DE
E A SE MENT
SE WE R
ASHLAND AVENUE
IKES
MF
CREEK
PLAZA PLACE
CITY OF NORTHFIELD
i.
There exists in the northwestern corner of the City a 20.3-acre tract of
land located along California Avenue which had been City owned. The
area is bordered by the municipal boundary line with Egg Harbor
Township to the west and the municipal boundary line with the City of
Absecon to the north.
California Avenue
Tract
CITY OF
ABSECON
CALIF
A
ORNIA
EN
SITE EASEM
T
EGG HARBOR TOWNSHIP
ENT
SITE EASEM
MF
R-75
IND
The entirety of the area is wooded and undeveloped, and was formerly
located within the City’s IND Industrial Zoning District (section 6.3.2. C.
herein), permitting a variety of light industrial uses.
65
VOLUME 1 of 2
In 2006, the City determined that these lands to be not needed for
municipal purposes. If sold and developed, the area could provide the
City with much needed funds in the form of the purchase price as well
as ongoing revenues in the form of significant tax ratables. Additionally,
development of these lands would transform this underutilized area into
a productive and therefore positive asset for the community.
The City attempted to auction these lands on three (3) occasions in
mid-2007 as required under the New Jersey Local Lands & Buildings
Law90. The City’s auction terms required that development be
consistent with the City’s IND zoning for these lands. On each
occasion the minimum bid was $2 million, which was consistent on a
dollar-per-acre basis with other IND-zoned lands the City has recently
sold at auction. None of these auctions saw any interested bidders.
In analyzing potential reasons behind the City’s lack of success at
auction, it became apparent that, due to several factors, there is simply
no market for a large light industrial development in the City.91 the City
determined that the most effective way to achieve its goal of
transforming its lands into productive assets for the community is to
rezone this section of the City to SFR-75 zoning.
On March 17, 2008, the Governing Body adopted Ordinance No. 52008 on first reading; thereby beginning the process of amending the
City’s Zoning Map to change the area in from IND to SFR-75. As
required by N.J.S.A. 40:55d-26 and 64, Ordinance No. 5-2008 was
referred to the Planning Board for review and recommendation.
The Planning Board held a public hearing on Ordinance No. 5-2008 on
April 1, 2008, wherein the Board heard a presentation of the Rezoning
Analysis by the City’s Planner. After considering the presentation by
the Planner and the facts as outlined in the Rezoning Analysis, the
Board adopted Via Resolution No. PB-2008-1; thereby finding that the
proposed rezoning was not inconsistent with the 1993 Master Plan
Update or the 1999 Reexamination, and recommending to the
Governing Body that the area be rezoned to SFR-75.
Ordinance No. 5-2008 was adopted on second and final reading on
April 7, 2008.
Subsequently, the City attempted to auction this tract under the new
SFR-75 Zoning.
90
91
N.J.S.A. 40A:12-1 et seq.
Reference Rezoning Analysis: California Avenue Tract, City of Pleasantville, Atlantic County, New Jersey.
Remington, Vernick & Walberg Engineers (dated March 24, 2008).
Prepared by
66
VOLUME 1 of 2
Prior to the auction, the City received correspondence from a
developer known to be interested in these lands, which stated that, due
to certain yet-to-be-quantified environmental constraints, it would not
participate in an auction process whereby it would be required to place
a significant investment (in the form of a non-refundable deposit and
full payment within a 30-day period) at risk without assurances that it
could develop an economically-viable project on the land.
Based on this information and a lack of demonstrated interest from
others in the development community, the auction was cancelled.
As with Narcissus Avenue (section 6.3.7. A. (4) herein), the City
determined that it could use the existing City-wide Rehabilitation
designation to create a Redevelopment Plan for the area as a
mechanism to (re)plan the lands and permit the City to legally
negotiate development issues with a private Redeveloper.
Details related to such effort may be found in section 6.3.7. A. (5) herein.
j.
It is recommended that the recommendations contained in sections
6.3.1 A. (6) d. - g. herein be adopted for the SFR-75 Zoning District.
k. No additional changes are recommended for the SFR-75 Zoning District.
D. MF Multi-Family Residential Zoning District
(1) At Publication, the stated intent of the MF Zone92 was “to permit residential
development within the City of Pleasantville of such density and ownership
so as to allow for multi-family residential units in such a manner as to
facilitate housing affordable to all income levels”.
(2) Permitted Uses in the MF Zoning District are Multi-Family residential
housing units as apartments, townhouses, condominiums or public
housing. Units may be in single-unit or multi-unit structures.
(3) Accessory Uses in the MF Zoning District:
a. Garages for the use of the residents.
b. Greenhouses, garden houses, tool sheds, playhouses, courts for tennis,
basketball or similar games, swimming pools, cabanas, public rest
rooms and clubhouses for the use of the residents of the housing units.
c. Fences, retaining walls, landscape structures, stormwater management
structures or related structures.
92
Land Use Ordinance §290-23.
67
VOLUME 1 of 2
S
15 '
(CO UNTY
.W
R.O
AVENUE
1 0'
R.
O
E
.
L
W
RI
T
O
.
C
EC
E SS
Y
T
I NG R
S S
AVENUE
R
WE
E
BLVD.
IC
C TR
AC ELE
. O .W
C O. R
T
ME N
1
5'
E
AS E
AVENUE
2
A R Y
EM
A NIT
AS
E
D E S
ER
5' W I
S E W
RY
SE W
T
EN
AVENUE
2 5'
I DE
W
SA
N
ITA
PLACE
AVENUE
E
A SE M
E N
T
IO WA
D
MALLAR
MAIN
E R
E
A SE
M
E
N
T
AVENUE
N
THOMPSO
R Y
SE
W E
R
AVENUE
AVENUE
E
R
S EM
A
E N
T
RY
TA
NI
W
I DE
1 5
'
AVE.
ROU TE
S EW
1 5'
AN
EA
ME
S
NT
E LE
C T
AVENUE
T
EM E N
ER E AS
Y S EW
AVE.
R
.W
EDGELEY
E R
T
ELDER CREEK
SE W
AVENUE
E
EN
EA
S
T
O
SEM RM
T
1 5'
S AN
E A
IT A R
Y
SE M
E NT
ND ST.
SECO
MART IN T ERRACE
MULBERRY
AVE.
D
E.
V
OR
A
N
BY
D
G TO
E
T
CA
VA
L
MIL
.E A S
C O
T RI C
C
E LE
IC
EN T
T LA N T
EM
E SS
'A
G R
60
E A S
IN
AVENUE
E SS
LL IN
ME N
E
.
ROAD
.W
AVE.
.O
ST REET
R
FRANKLIN
E
UR
AVENU
BALFO
NEW
98
19
0'
.N O
.1 7-
LORAIN
1
D E
WE
AVENUE
AVENUE
MU LBERRY
AVENUE
EG R
N T
S EW E R
Y
ON
BRIGHT
AVENUE
BRIG HTON
MU LBERRY
8 'W I
EM E
EA
AVENUE
GTON
'
E
WI
R
D
MART IN T ERRACE
5
W
AVENUE
.W
R .O
10 '
R .O
1 5'
MAIN
PLACE
GUARD
LINDEN
ST REET
A
S
E
ME
N
T
T
N
ME
AS E
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AC
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TE
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AVENU
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EN T
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ECT
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AVENUE
E
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.
ES M
T .
FIELD
AVENUE
RYON
AVE.
RYON
AVE.
10 '
W I DE
GR
I
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NG R
EA
S
E SS
E
M
EN
T
ME N
S E
EA
2 0 ' W
ID E
U T
IL
T
IT Y
E
S AVE.
FRAMBE
BROAD
AVENUE
PARK
AVENUE
FRAMBE
BAY
S AVE.
GLENDALE
AVENUE
AVENUE
15
1 5'
WI D E
S EW E
R
ST O
E A
S EW
R M
S EM
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WI DE
ER
E A
ST O
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EN T
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ER
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S
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WI DE
ER
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ST O
S EM
RM
TO
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EN T
EN T
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AVENUE
MF
GLENDALE
AVENUE
AVE.
AVENUE
R M
E N T
ROAD
PARK
CLEMAT
E
(COUNTY ROUT
IS
RISLEY
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NAR CISSUS
AVENUE
PARK
E
SHAW
LAKES
E
AVENUE
RO
AD
AVENU
ND
RT
LA
PO
PLACE
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KNO LL
MAIN
S
PARK
N O. 585)
AYE
LAF
CHEST
ST REET
W
E
(U.S. ROUT E NO. 9)
CLE
CIR
TTE
IN A
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AVENU
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T
G
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M EN
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T
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SA N.
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UR
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E
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MAPL
EA
AVENU
GREEN
AVE.
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T E AVE.
LAFAYET
N
NSO
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VE
DRI
1 0'
OAKLAN
AVENUE
W E R
ET
RE
E
SE
ST
AVENU
D
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FIELD
RM
NEW
MAPLE
E
AVE.
AT ER
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HT
Y
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Y
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JER
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H
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RC
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E
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NO
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1 0 '
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E
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O
AVE.
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E
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OHIO
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S
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ST REET
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MF
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Y
E
ANSLEY
1
CT.
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U E
W
R IG
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I N AN
EN
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1 5 '
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& AL
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S
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ER
10
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Y
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S
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T
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A
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T
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DE
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E
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ER
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E
A Y
EN COURT
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IELD
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E
ANSLE
E
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2)
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AD
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NO.
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40/32
ST REET
E NO.
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IV
AY
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R
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E
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G
RI
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. CO.
1
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ID
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HT
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UE
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TE NO. 585)
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T
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RI
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TS
R
LANE
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N
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E
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G E
G
IN
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HS
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EN
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SE
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IA AVE.
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ID
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R ID
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AY
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Y
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R IG
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&
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AVENU
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E
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24
WID E
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N
Y
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INGTON
1 5'
(CO UNTY
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E
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II
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E
D E
AVENU
N
M E
INGTO
N R.R .
H CLASS
MILAN
WI
WASH
WASH
SOUTHER
LD BRANC
NEWFIE
AVE.
GRANT
608)
TE NO.
1 0'
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ST.
IKE
E
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LANE
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BRAD
NO. 608)
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Y LV
S
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E NN
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AS
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R
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ST REET
ST REET
NT
M E
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E
CLASS
697)
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E AS
NO.
LYONS
E
MART IN
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OLD
EN
ER
A SE
EW
ST.
S
ABBEY
LUTHER
697)
TE NO.
LD BRANCH
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ROUTE
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R M
E
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LAKE
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ST
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E
D
W
WID
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S
1
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T
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TY ROU
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(U.S.
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CE
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T
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E
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E AS
E AS
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W I DE
NT
PLEASA
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AVENUE
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1
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T
AD
RO
SET
T
SOMER
EN
15
E
BRO OKVILL
E
TERRAC
(CO UNTY
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EM
AVENUE
ADAMS
PLACE
E
LL AVE.
IN GERSO
D
BO ULEVAR
AS
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ES
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MF
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A
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AVENUE
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E
T
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G
SS
M EN
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LANE
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9)
E NO.
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A
E
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IN
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3 0'
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IC
ST REET
AVENUE
AVENUE
AVENUE
ATL
ANT
HENDRICKS
N
Y
L
BYRD
WO ODLAND
AVENUE
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MERIO
AVENUE
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RES
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Y
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MERION
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SE
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EXP
CITY
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AVENUE
AVENUE
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READING AVENUE
WELLIN
ST RATF ORD
N
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R .O
READIN
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AD
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6
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TA RY
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MF
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X 10
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W E R
S AN I
AVENUE
0
1
AS
.E
CO
RI C
E
SE
1 5'
PLACE
ON
CHATHAM
G
READIN
1 0 '
NO. 646)
Y
P LE AS
AVENUE
FLORENCE
TE NO. 585)
(CO UNTY ROU
T
E
L
ANG N
ME
RI
ASE
E
T
T
H
S IG
IN
ST ENT
EA
RA
M E
E
PLACE
ST. CHARLES
L
MIL
ROAD
MF
D AVENUE
SE
A
NT
GE
MEN
T
RICHMON
BO ULEVARD
AVENUE
AVE.
WINDSOR
R
WINDSO
NO. 646)
ROU TE
Y
NI TAR EN T
40' SA
EASEM
SEWER
ROAD
DELILAH
ROUTE
(COUNTY
DELILAH
( COUNTY
ROAD
DELILAH
NO. 646)
1 5'
AVENUE
HOMER
BARTLET
T AVENUE
CLEARVIEW
O R M
ST
NT
WI D E
M E
E A SE
E R
(CO UNTY
ER
WE
S E
M
IL L E
OR
T
EW
S
E
TV
ID
S
W
.W
WE
'
SE
15
S A
COURT
NIT A R
40 ' SA
MF
AVENUE
ATLANTIC
AN I TA R
MAXWELL
BLVD.
PACIFIC
T
R .O
E N
AVENUE
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S
A SE M
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LINDEN
E
R
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WID E
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NT
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E
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EM
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R
N
1 0'
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S A
E
ON
EA
WID
1 5'
SUNSET
ROAD
AVENUE
PACIFIC
NIT A
COURT
E NO. 9)
E
AVENU
MF
KLINE
SUNSET
(U.S. ROUT
NEUMAR
ET ON
LIN DLEY
AVENUE
LIN DLEY
THOMPS
K
DS
S
AVE.
PENNSYLVANIA
M EN
D E
GR E
& E
E AS E
1 5 ' WI
FRANKLIN
COURT
SHANE
AVENUE
PRINC
LEEDS
ELKTON
AVENUE
NUE
L
AVE
REL
FAR
D
ROA
LEE
TA RY
S
E
L
V IL
AN T
S
EA
PL
.W
' R .O
1 5
ST
DRIVE
McCO NNELL
C
T
T
L AN
.
CO
C
RI
C
E
AVENUE
AT
LEEDS
T
N
S
A
LEEDS
Y
E
D
Y
ME
T
AVENUE
CITY OF
ABSECON
DRIVE
AVENUE
COURT
MALLAR
A
W
OF
H
G
RI
AVENUE
N
LE
ELMHUR
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EL
)
LANE
PL
A CE
AL
ST REET
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T Y
C I
T IC
P AN
AN
OM
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CC
RI
C T
/W
E R
WID
60 '
E LE
E
MF
PLACE
O.
T
AVENUE
REST
T AVENUE
IA
MAGNOL
R.
MO OR
CED ARCRES
MF
N
T
ES
EN
S
T
ME
)
E
EAS
I
M
T
T
C CE
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CEDARC
'
5
LAIRE
C
ME N
S
1
DR.
MONTC
LAIRE
DRIVE
0
SE
IT Y
L
TI
N
ME
E
EAS
MONTC
(6
EA
' U
E
AVENU
UTAH
E
MONT
DRIVE
PKWY.
IC
N
0
LARCH
UE
BELLEV
SIXTH
E AS
E
M
E
NT
TE
PL.
DR.
MONT
NT
E
E
AVENU
WO OD
T
AN I
T AR
Y
SE
W ER
ROU
UAR
LARCH
MF
T
T
EN
RED
E
WOOD
E
RED
AVENU
EN T
)
A
AS EM
M
663
L
E
S ITE
AS E
E
AS
E
1
E
NO.
T
U TI
'
10
2 5'
AVENU
SIT E
TE
A
(CO
Y
L IT
ROU
Y
UNT
A NI
AVENU
585)
SE M
EA
ST
ORNIA
AVENU
E
RD
AVENU
BO ULEVA
EIG HTH
SEVEN
TH
ORNIA
NO.
T Y
UT I LI
CALIF
E
AVENU
OCEAN
AVENUE
ABSECON
CALIF
MF
E
A AVENU
E
NEVAD
AVENUE
NEVADA
CITY OF
AVE.
10
'X2 0 ' E
A S
EM
E N
T
AVENUE
8 'W I
IT A
SE
M
R Y
E NT
NT
E M E
AS
E
E W E R
R. O . W .
N T
EM E
A S
E
EW
S
E A SE
M E N
T
AVENUE
ST REET
ST REET
P RI VA T E
S EW E R
' W I DE
AVENUE
W
.
R.O
25 '
EA S E
ME N
.
T
MF
IK ES
AVENUE
CLEMAT IS
MAIN
RIDGEW OOD
CREEK
PLAZA PLACE
PLAZA PLACE
PLACE
MONARCH
LANGSTON
15
AVENUE
ASHLAND AVEN UE
ASHLAND AVE.
AN
BRO AD
E)
UT
RO )
TY 644
UN .
(NO
LP
DO
M
T
(CO
HIN
E.
AV
E.
AV
R .O
N
N
3 0'
IA
S TO R
U BL I C
W
RIDGEWOOD
R.O
FAB
ME
10 '
.
p P
EA S E
8 'S
ON
AVE
E
FLORAL AVENUE
RM
S
3.9 ' % %
AVENUE
S EW E R
R
AVENUE
CRESSO N
ESS
1 8'
W ID
AVENUE
FLORAL
T O
ROAD
TILTO N
Mc KINLEY
NEW
AVENUE
COLUMBIA
AVE.
WO ODSIDE
JEFFERSON
UE
LIN COLN
K AVEN
CRES
SON
CR
LANE
IN DIAN
1 5'
AVENUE
ASHLAND
PAR
AVENUE
ER
ASHLAND
Mc CLELLAN
GARFIELD
S AN
E A
RM
TO
S
' WID E
1 5
HAR RISO N
AVE.
AVENUE
MF
D E
S EW E R
VAN MAR AVE.
S
AVENUE
AVENUE
AVE.
TREMONT
FERNW OOD
ASHLAND
WO ODSIDE AVE.
.W
.W
CITY OF NORTHFIELD
(4) Bulk requirements for Principal Structures in the MF Zoning District are:
a. Minimum Lot Size: 43,650 s.f. (1 acre)
c. Minimum Lot Depth: No minimum is established.
d. Minimum Setbacks: 25’ from all property lines. However, no structure
may be located closer to a property line than a distance equal to ⅓ of
the height of the building.
e. Maximum Building Height: 70’
h. Minimum distance between Buildings: Minimum distance between 2
exterior facing walls of primary structures containing window or door
openings to habitable rooms: the greater of 40’ or ½ of the combined
height of the facing walls, but in no case more than 100’. Where facing
walls contain no windows other than [typically small] kitchen or
bathroom windows or doors, minimum distance shall be 16’, regardless
68
VOLUME 1 of 2
of wall height. Special exceptions may be granted where comparable
standards of light, air, ventilation, safety and privacy may be obtained.
i. Density: While no traditional dwelling unit per acre density figure is
provided, density is regulated by minimum lot size (a. above) and
minimum unit size as follows:
i. Single-family dwelling with 2+ bedrooms: 1,000 s.f., Single-family
dwelling with 2 or fewer bedrooms: 850 s.f.
ii. Efficiency units or multi-unit structures with more than 2 dwelling
units (less than 4 stories): 500 s.f.,
iii. Efficiency units or multi-unit structures with more than 2 dwelling
units (4 stories or more): 450 s.f.
iv. Single-Room Occupancy (SRO): 300 s.f.
(5) Recommendations
a. At Publication, the MF Zone along the City’s northern boundary contained
two (2) lots which are more appropriately zoned SFR-50 (section 6.3.1 A.
herein) and a narrow portion of a lot between an existing SFR-50 Zone
and the proposed R-D Zone (section 6.3.1 F. herein).
It is recommended that these areas be rezoned SFR-50.
(CO
ENUE
R-D
LANE
MOORES
(PROPOSED)
R-50
MF
Recommended MF Zone
Reduction / SFR-50
Zone Expansion
MALLARD
COURT
69
VOLUME 1 of 2
b. At Publication, the primary campus of Caring, Inc, a non-profit, adult
daycare / residential service provider, is located on the south side of
Delilah Road, with additional residential units on the north side of
Delilah Road at Homer Avenue; both within the COM Zone.
Over the past several years, Caring has been required to obtain ‘d-1’
(use) variance approval as it attempts to expand its facilities and
improve its services, which is both time consuming and costly for this
non-profit institution.
One of the purposes of the Municipal Land Use Law93 is “[t]o
encourage senior citizen community housing construction.” As such,
the grant of variance relief for activities such as those undertaken by
Caring approach ‘pro-forma’ status.
SHA
The type of facilities operated by Caring are ”inherently beneficial”
under relevant case law, meaning that they are so universally
considered of community value that municipalities should be favorably
disposed toward their inclusion.94 Accordingly, in an attempt to assist
Caring in its mission while eliminating the need to undertake the costly,
time consuming (and arguably unnecessary) variance process, it is
recommended that the Caring campus be included in the neighboring,
existing Multi-Family (MF) zones.
LEEDS
MF
KLINE
AVENUE
LIN
AVENUE
THOM
AVENUE
AVENUE
NEUMARK
SUNSET CT.
P
MAIN
AVENUE
ELKTON
MALLARD PL.
AVENUE
LINDLEY
SUNSET CT.
Caring campus:
Recommended MF
Multi-Family
rezoning
THOMPSON
93
N.J.S.A. 40:55d-2 l.
94
Cox, 7.42
AVENUE
. 585)
STENTO
AVENUE
(COUNTY
ROUTE NO
LINDEN
FLORENCE
WINDSOR
CHAT
READING
E.
READING
ST. CHAR
LES
PLACE
NEW
MF
RICHMOND AVENUE
ATL
COM
ROAD
WINDSOR AVENUE
AVENUE
AVENUE
HOMER AVENUE
DELILAH
ROAD
TY ROUTE NO. 646)
AVENUE
COM
BARTLETT
(U.S. ROUTE NO. 9)
PACIFIC
MAXWELL
70
VOLUME 1 of 2
c. At Publication, the MF Zone located along Main Street between
Pleasant Avenue and Adams Avenue contained the Pleasantville
Housing Authority’s Senior Mid-rise buildings, a small, aging rowhome
structure at Brookville Terrace to the south and single-family homes
and a commercial property to the north.
lands where appropriate (Objective 5.7.2 B herein), to discourage inappropriate and incompatible land uses (Objective 5.2.3. E herein) and
to expand the City Center Redevelopment Area (section 6.3.7. C. (4)
herein), it is recommended that this MF Zone be reduced, with the
lands to the south of the Housing Authority incorporated into the
expanded City Center Area and the lands to the north of the Authority
rezoned within the adjoining Central Business District.
PLEASANT
CBD
INGERSO
HARRIS
BROOKVILLE
TER.
CHARLES
AVENUE
AVENUE
MF
R-75
MADISON
LINDEN AVENUE
PLACE
C BD
Recommended CBD
Zone Expansion
AVE.
CCRA
LAKE
ST.
TURNPIKE
OLD
(COUNTY R
Portion of
recommended
CCRA
Expansion
GRA
d. At Publication, two (2) MF Zones were located along or near the Black
Horse Pike (U.S. Route 40/322). Given the significant number of
serious accidents involving pedestrians attempting to cross this
heavily-traveled roadway, it has become evident that this area is
inappropriate for residential use.
lands where appropriate (Objective 5.7.2. B. herein) and to discourage
inappropriate and incompatible land uses (Objective 5.2.3. E. herein), it
is recommended that these MF Zone be eliminated and the lands be
rezoned for commercial purposes.
71
VOLUME 1 of 2
BLACK HORSE PIKE
RO
AD
MF
AVE
.
W
NE
R
CHU
S
AH
R-75
OHIO AVE.
Y
SE
JER
AVENUE
MF
EET
STR
CH
Y
L AN
E
COM
Y
Recommended MF
Zone Elimination
NO
While it is not
the City’s
intent to
remove the
existing
residents from
this area, it is
the intent to
make it
attractive for
market forces
to correct this
inappropriate
zoning.
e. At Publication, Permitted Uses in the MF Multi-Family Zoning District
include “Public Utility Substations” without reference to whether such
use is Principal, Accessory or Conditional. It is recommended that
such use be reclassified as a Principal Use.
f. At Publication, Permitted Uses in the MF Zoning District include
apartments, townhouses, condominiums and public housing.
“Apartment” is defined95 as a dwelling unit in a multi-family building;
“condominium” refers to a form of ownership which may be applied to
residential or commercial units; and “public housing” refers to
programs to fund affordable housing. As such, these terms do not
refer to a ‘structural type’ or a ‘land use’ appropriate for inclusion in a
schedule of Permitted Uses in a municipal Zoning Ordinance.
Further, at Publication, Chapter 290 defines:
DWELLING - Any building or portion thereof designed
or used exclusively for one or more dwelling units.
DWELLING, MULTIPLE - A building designed for or
containing three or more dwelling units, which are
entirely separated from each other by vertical walls or
horizontal floors, unpierced, except for access to the
outside or a common cellar.
DWELLING, SINGLE-FAMILY - A detached building
designed for the use of a single-household, including
two or more people living as a family, wherein not
more than one person is sheltered or fed for profit.
95
§290-8
72
VOLUME 1 of 2
DWELLING, TWO-FAMILY - A detached building
designed for or containing two dwelling units, which
are entirely separated from each other by vertical
walls or horizontal floors, unpierced, except for
access to the outside or a common cellar.
DWELLING UNIT - A building or part thereof having
cooking, sleeping and sanitary facilities designed for,
or occupied by, one family and which is entirely
separated from any other dwelling unit in the building
by vertical walls or horizontal floors, unpierced, except
for access to the outside or a common cellar.
MULTIFAMILY BUILDING - Any building containing
two or more dwelling units, including townhouses,
within a lot. Dwelling units within a multifamily
building are classified as multifamily dwellings.
The definition of MULTIFAMILY BUILDING includes TWO-FAMILY
DWELLINGS and does not place an upper limit on the number of units
permissible on a single lot. As such, in addition to being internally
contradictory, such a broad definition provides an inadequate
regulatory framework vis-à-vis the various types of multi-family
arrangements for land use (planning) purposes. As a result, Chapter
290 treats a duplex the same way it treats a 15 (or more) unit
apartment complex.
Accordingly, it is recommended that references to multifamily buildings
and multifamily residences in Chapter 290 be deleted and that §290-8
(Definitions) and elsewhere be modified as follows:
DWELLING or DWELLING UNIT - A room or series
of connected rooms containing living, cooking,
sleeping and sanitary facilities designed for and
occupied by one (1) housekeeping unit which shall be
self-contained and shall not require passage through
another dwelling unit or other indirect route(s) to
access any portion of the dwelling, nor shall there be
shared facilities with another housekeeping unit.
HOUSEKEEPING UNIT(S) - One or more persons
living together in a single Dwelling Unit on a nonseasonal basis and sharing living, sleeping, cooking
and sanitary facilities on a non-profit basis.
73
VOLUME 1 of 2
Additionally, it is recommended that the various Structural Types of
DWELLING UNITS be defined as follows:96
SINGLE-FAMILY DETACHED - A freestanding
structure designed for residential occupancy by a
single family or housekeeping unit situated on an
individual lot with no common party walls with other
structures (or other uses within the same structure)
and having sleeping, cooking, sanitary and general
living facilities wherein not more than one (1) person
is sheltered or fed for profit.
SINGLE-FAMILY SEMI-DETACHED (DUPLEX) - A
structure designed for residential occupancy by two
(2) independent families or housekeeping units with a
(vertical) common party wall between the dwelling
units. Each such dwelling unit shall have its own
sleeping, cooking, sanitary and general living facilities
wherein not more than one (1) person per household
is sheltered or fed for profit. Such structures shall
have not more than one (1) dwelling unit per 'Duplex
side' for a total of two (2) dwelling units per building.
Each ‘Duplex Side’ shall be of equal size and may be
situated on a single lot or on individual lots.
2 FAMILY STACKED (MULTI-STORY) - A structure
designed for residential occupancy by two (2)
independent families or housekeeping units situated on
a single lot placed in a horizontal configuration (i.e. one
Dwelling Unit above the other). Each such dwelling
unit shall have its own sleeping, cooking, sanitary and
general living facilities wherein not more than one (1)
person per household is sheltered or fed for profit.
Nothing herein shall preclude a single Dwelling Unit
within such structure from occupying more than one
(1) floor. However, no Dwelling Unit shall occupy less
than an entire floor (defined as the area of the total
footprint of the building).
96
For the purposes of Chapter 290, and unless otherwise indicated, the following definitions of Structural Types of Dwelling Units do
not address ownership form. Pursuant to N.J.S.A. 40:55D-58, all development regulations pursuant hereto shall be construed
and applied with reference to the nature and use of a condominium or cooperative structures or uses without regard to the form of
ownership. Accordingly, any of the following Structural Types of Dwelling Units may be held in fee-simple, condominium or
cooperative ownership (i.e., Apartments may be owner-occupied as condominiums or rented as traditional apartments;
Townhouses may be owned under a condominium, fee-simple or other arrangement).
Unless otherwise indicated, bulk standards for each such Structural Type shall be addressed under the appropriate section of the
individual Zoning Districts as applicable.
74
VOLUME 1 of 2
3-4 FAMILY SEMI-DETACHED (‘TRI’ OR ‘QUAD’) - A
structure designed for occupancy by three (3) or four (4)
independent families or housekeeping units situated on
a single lot with a (vertical) common party wall AND with
one or both sides of the structure constructed in a
horizontal configuration (i.e., one dwelling unit above the
other) so as to contain not more than two (2) dwelling
units per 'building side' for a total of 4 units per building.
Side-by-Side Triplex or ‘4-plex’ Units are prohibited in
this Structural Type.
Each dwelling unit shall have its own sleeping,
cooking, sanitary and general living facilities wherein
not more than one (1) person per household is
sheltered or fed for profit.
Nothing herein shall preclude a single dwelling unit
within such structure from occupying more than one
(1) floor. However, no dwelling unit shall occupy less
than an entire floor (defined as the area of the total
footprint of the building).
ACCESSORY APARTMENT UNIT - A single additional
Dwelling Unit within a Single-Family Detached Dwelling
Unit or as a second floor of an attached or detached
garage accessory to a Single Family Detached Dwelling
Unit, which Unit shall contain at least two (2) rooms, be
independently accessed and have sanitary and cooking
facilities for the exclusive use of its occupant. Said unit
shall be not more than twenty-five percent (25%) of the
net habitable floor area of the principal dwelling unit and
shall be a minimum of 500 s.f. in area.
MULTI-FAMILY BUILDING - A building containing
three (3) or more Dwelling Units, as defined, designed
for residential occupancy by three (3) or more
housekeeping units living independently of each other
and each with its own cooking and sanitary facilities
wherein not more than one (1) person per household
is sheltered or fed for profit.
TOWNHOUSE - A structures designed for occupancy
by not less than three (3) and not more than eight (8)
independent families or housekeeping units on
individual lots with common (vertical) party wall
75
VOLUME 1 of 2
between dwelling units. Townhouse dwelling units
shall be side-by-side (not stacked), with each unit
sitting on an individual lot.
Individual Townhouse buildings shall contain not less
than 3 and not more than 8 dwelling units. Each such
Dwelling Unit shall have its own sleeping, cooking,
sanitary and general living facilities wherein not more
than one (1) person per household is sheltered or fed
for profit.
Each such unit shall be a minimum of 24’ wide.
Exterior (end) Townhouse units shall have a minimum
12’ side yard setback, which shall be used as a
driveway. In the alternative, exterior Townhouse units
may be 24’ wide, provided that an additional 12’ Side
Yard Setback (under some form of common
ownership) is maintained.
Garages and off-street parking for Townhouses shall
be accessed from the rear of the building, which shall
be accessible from a loop road employing end-unit
driveways.
GARDEN APARTMENTS - Multi-family structures
designed to resemble Townhouses, except that, subject
to applicable Building Controls, multiple Garden
Apartment buildings may be constructed on a single lot,
and further except that dwelling units in Garden
Apartments may be placed in a horizontal configuration
(i.e. one dwelling unit above the other ~ for a maximum
of one first floor unit and one second floor unit).
Individual Garden Apartment buildings shall contain
not less than three (3) and not more than eight (8)
pairs of stacked dwelling units. Each dwelling unit
shall have its own sleeping, cooking, sanitary and
general living facilities wherein not more than one (1)
person per household is sheltered or fed for profit.
Each Garden Apartment dwelling unit shall be a
minimum of 1,000 s.f.
Off-street parking for Garden Apartments shall be to
the rear of the buildings and shall be accessible from
common driveways.
76
VOLUME 1 of 2
g. At Publication, Accessory Uses in the MF Zoning District included
“public rest rooms” along with “playhouses, courts for tennis, basketball
or similar games, swimming pools, cabana and clubhouses for the use
of the residents of the housing units. It is apparent that the intent is to
provide for restrooms attendant to these enumerated uses for the
private use of the residents of the multi-family complex, and not to
permit restrooms for the general public. Accordingly, it is recommended
that this language be revised to:
Greenhouses, garden houses, tool sheds, playhouses,
courts for tennis, basketball or similar games, swimming
pools, cabanas, clubhouses and like and similar
facilities which are normal and customary amenities to
multi-family housing complexes. Uses ancillary to such
facilities, including restrooms, changing rooms and
refreshment areas shall also be permitted.
h. At Publication, parking requirements for Multi-Family uses are:
1-bedroom
PARKING
REQUIREMENT
1.8 spaces
2-bedroom
2.3 spaces
3-bedroom
2.5 spaces
UNIT SIZE
As with Single-Family residential development (section 6.3.1 A. (6) g.
herein), the RSIS standards include parking requirements for MultiFamily residential uses based on unit (bedroom) size. Specifically:
PARKING REQUIREMENT97
Garden &
Townhouses High-rise Assisted Living
Mid-rise Apartments
1-bedroom
1.8 spaces
1.8 spaces 0.8 spaces
Unit Size
2-bedroom
2.0 spaces
2.3 spaces
1.3 spaces
3-bedroom
2.1 spaces
2.4 spaces
1.9 spaces
0.5 spaces
Since the RSIS standards override local zoning, it is recommended
that the City adopt the RSIS standards for parking.
i. No additional changes are recommended for the MF Zoning District.
97
Requirements for attached units (apartments, townhouses, etc) include provisions for guest-parking (0.5 spaces per dwelling
unit). Guest parking must either be provided off-street or in common parking areas.
77
VOLUME 1 of 2
FRANKLIN
(1) The WR Zoning District
was crafted to encourage
the planned residential
redevelopment of the
Lakes Bay waterfront.
CH
E. WR98 Waterfront Residential Zoning District
TUNIS AVENUE
TUNIS
AVE.
ANSLEY
BLV
ROO
SE
VELT
LBRA
DR.
AVE.
STREET
BLVD.
D.
BAYVIEW
(2) Permitted Uses in the
WR Zoning District are
limited to single-family
residential dwellings.
HAMPDEN COURT
ANSLEY
AVENUE
EDGEWATER
AVENUE
10' DRAINAGE EASEM ENT
EDGELEY
R-75
AVENUE
' R .O.W.
OAKLAND
AVENUE
GREENFIELD
KNOLL
SAN. SEWER
WR
AVENUE
AVENUE
ESMT.
PLACE
(3) Accessory Uses in the
WR Zoning District:
R.O.W
a. Sheds (limited to a
minimum of 120 s.f.).
b. Private boat storage.
RYON AVE.
FRAMBES AVE.
NARCISSUS AVENUE
AVENUE
NARA
LAKESLA
BAY
c. Single car garages.
(4) Bulk requirements for Principal Structures in the WR Zoning District:
a. Minimum Lot Size: 4,000 s.f. (translates to a density of 10.89 du/ac).
b. Minimum Lot Frontage: 35’
c. Minimum Setbacks: Front Yard: 25’ measured from the street.
Side Yard: 6’ from each side (sheds: 5’).
Rear Yard: 25’ measured from the property line.
d. Minimum Distance between Buildings: 15’
e. Maximum Building Height:
0’ to 300’ west of Yacht Basin: 2½ stories or 35’
301’ to 600’ west of Yacht Basin: 3 stories or 45’
601’ or greater west of Yacht Basin: 4 stories or 55’
f. Floor Area Ratio: 0’ to 300’ west of Yacht Basin: 0.8
301’ to 600’ west of Yacht Basin: 0.95
601’ or greater west of Yacht Basin: 1.265
98
a.k.a. “WFR”
78
VOLUME 1 of 2
(5) Recommendations
a. At Publication, the City’s official Zoning Map did not reflect zoning
modifications caused by the expansion of the Lakes Bay Waterfront
Redevelopment Area to the north of the WR Zone and the creation of
the Narcissus Avenue Rehabilitation Area to the south of such Zone.
In accordance with the Redevelopment Plans for these Areas, the
City’s Zoning Map must be amended to reflect these adjustments.
b. In light of the changes in the real estate market since the adoption of
WR Zoning in or about the year 2000, the strength of the City’s
housing market in general and the market-driven housing initiatives in
the Lakes Bay Waterfront Redevelopment Area (section 6.3.7. F.
herein) and Narcissus Avenue Rehabilitation Area (section 6.3.7. A. (4)
herein), it is recommended that the City explore modifications to the
WR Zone Plan in order to permit, either as base zoning or as an
overlay, higher density market rate vertical development which could
take advantage of Lakes Bay and the Atlantic City skyline as attractive
amenities for the upscale residential market.
It is recommended that such modifications include 5 to 6 story, multifamily (condominium) development99 along the western-edge to
middle-core of the existing WR Zone, with low-rise but large SingleFamily Detached, Single-Family Semi-Detached (Duplex), 2 Family
Stacked (Multi-Story), 3-4 Family Semi-Detached (‘Tri’ Or ‘Quad’) and
Townhouse dwellings toward the water’s edge.
c. A review of the bulk regulations for the WR Zoning District finds that
this section of the Land Use Ordinance does not appear to have been
crafted with the same level of detail as the City’s other residential
zones. It is therefore recommended that §290-41 be modified to be
more consistent with other residential zoning regulations. Such
modifications should include, but need not be limited to, inclusion of
building and impervious coverage regulations, inclusion of parking
regulations, deletion of outdoor boat storage as a permitted use and a
general updating of Zone requirements appropriate to the permitted
uses recommended under subsection b herein.
d. No additional changes are recommended for the WR Zoning District.
F. Recommended Residential-Duplex (R-D) Zone
In September 2002, a development group known as Alper Investment Group
L.L.C. (“Alper”) applied for and received approval from the City’s Planning Board
99
Similar to that proposed for the Lakes Bay Waterfront Redevelopment Area.
79
VOLUME 1 of 2
to construct a 66,369 s.f., three (3) building warehousing and office project on a
6.6-acre, vacant and heavily wooded parcel located on California Avenue to the
west of New Road (Block 200, Lot 20) in the City’s IND Industrial Zone.
Despite aggressive marketing, Alper was not able to lease or sell such space
and no development under such approval took place.
On or about January 2003, Alper applied to the City’s Zoning Board of
Adjustment for use variance and site plan modification in order to permit
administrative offices for the Association for Retarded Citizens on the site.
Said Application was denied by the Zoning Board.
Having been unable to develop the site under light industrial or office use,
Alper, in August 2003, made application to the Zoning Board for use variance
approval in order to construct a 34 unit residential community (in 17 duplex
structures) on the site. After presenting all required proofs for use variance
relief as required under section 70d.1 of the Municipal Land Use Law,
including evidence that there was no market for uses permitted under IND
zoning, such Application was approved.
Rather than retain IND Industrial zoning, which would render the Alper project
non-conforming, and consistent with the city’s policy to discourage
inappropriate and incompatible land uses where such uses would serve to
negatively impact existing development patterns (Objective 5.2.3. E. herein) it
is recommended that this parcel be rezoned Residential Duplex (“R-D”), with
bulk standards equivalent to those of the Alper project.100
AVENUE
CALIFORNIA
MF
MF
IND
100
LANE
MOORES
R-50
Recommended
R-D Rezoning
Lot Size: 4,000 s.f.; Lot Width: 40’; Front Yard Setback: 25’; Side Yard Setback: 15’ & 0’; Rear Yard Setback: 25’; Building
Coverage: 30% & Building Height: 2½ stories/ 31’.
80
VOLUME 1 of 2
6.3.2 Commercial Zoning Districts
The intent of the City’s Commercial Zoning Districts is to provide locations for a
variety of Neighborhood- and Regionally-oriented commercial facilities, at varied
and appropriate intensities, in order to supply goods and services to address the
needs of the residents of the City of Pleasantville and the Greater Pleasantville
Area, including goods and services to support the Atlantic City casino and
general tourist industries; while protecting the City’s residential neighborhoods.
.O .W
1 5' R
EN T
R EA SEM
Y SEWE
AVE.
CL EARVIEW
SAN ITAR Y
SEW ER
EAS EM E NT
ROAD
ELDER CREEK
.O .W
1 0' R
E
AVE NU
IA
NC E
SY LVAN
O RD INA
E NN
D BY
ER P
FO RM
VA CATE
LE Y
94
&A L
0-1 9
NO . 1
S EWEH
1 0' S AN .
EN T
E ASE M
LA NE
PENNY
ER
S EW
TAR Y
S AN EM E NT
EAS
1 5' R .O .W .
ROAD
15 ' WI DE S
SEW ER E ATORM
S EM EN T
IDE
10' W
COURT
CHE
FRA NKLIN
COURT
HA MPDEN
LEY
GREEN
.O .W.
10' R
AVENUE
AVENUE
GLENDALE
FIE LD
LAKES
PL ACE
KNOLL
T.
SAN . S EWE R ES M
AVENUE
RY ON
AVE.
R ES S
EI NG
M EN T
1 0' WID
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EG RESS
AVENUE
FRAM
BAY
SUS AVENUE
AVE .
S
FRA MBE
AVENUE
1 5' WIDES
SEW ER E ATO RM
S EM EN T
AV ENUE
ND
NARCIS
20 ' WI DE U TI LI TY
EAS EM ENT
15 ' WIDE
SEW ER E S TO RM
AS EM EN T
E M ENT
E EAS
AV ENUE
FIE LD
RY ON
SHADELAND
15 ' WI DE S TO
SEW ER E ASEMRM
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EDGE
PECT
PROS
MAIN
PARK
GLENDAL E
AVENUE
AVE.
AVENUE
STREE
CHE STNUT
AVENUE
AVE.
INAG
10 ' D RA
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PA RK
AD
AVENUE
OAKLA
AV ENUE
AVE.
WILL ARD
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R
AV E.
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CLE
AVENUE
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(COUNT Y ROUTE
STREET
T
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PO
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R
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NO. 585)
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(COUNT Y ROUTE
DRI
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N
VE
N
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ID E P W AY
8' W
OF
RIGHT
NO. 585)
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AVE.
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R.O .W
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D
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THI RD
S
DE
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15 ' WIDE R IGH T
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15 ' R IG HT O F WAY
WE
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BROOK
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TERRAC
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FOURT
WI
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CBD
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STREET
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SEW ER E AS EM
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FOURT
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COM
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(COUN
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ADAMS
15'
E
TERRAC
S
ADAMS
AV ENUE
AD
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AV ENUE
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STREET
LANE
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STREET
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ITY
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LANE
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1 5' WI
R IGH
IDE
2 4' W
NO
BLVD.
FRA NKLIN
LL E
15 ' PL EA SA NTV I
SE WER
COM
LINDEN
AVENUE
AVENUE
AVENUE
AV ENUE
LUTHER
T Y ROUTE
(COUN
15 ' SA NI TA RY
SEW ER R.O . W
BOULEVARD
NO . 585)
(CO UNT Y ROUTE
AVENUE
FLORENCE
AVENUE
OXFORD
AVENUE
D S T.
SECON
15
SEW ' WI
ER DE S
E
AS TORM
EM
ENT
NT
IND
HINGTO
ITAR
40 ' SAN
LINDEN
AVE.
SANI TAR Y
R. O.W
AV ENUE
HOMER
ON
EMERS
R
AV ENUE
BALFOU
NEW
A VE.
99 8
N GT ON
O . 17 -1
WEL LI
OR D. N
DB Y
VAC ATE
LL
MI
AV ENUE
AV ENUE
SE ME
15' WIDE
BLVD.
IOWA
M EN T
EAS E
AR Y SE WER
E S AN IT
2 5' WID
T
EM
EN
EAS
R
SE
WE
S AN
I AR
T
Y
IDE
1 5'
PLACE
STRATFORD
AVENUE
AD
RO
E
A
WE SLEY
ES S
A CC
15' WIDE
E NT
EAS EM
AV ENUE
EY
MARTIN
AVENUE
SWAY
NT
SE M E
AVENU
EE
SE T
15 ' WI DE I NGR ES
& EG RE SS
EAS EM E NT
S
E M ENT
1 5' EA S
MAIN
T
EN
T R E AS EM
ENWE
S EMSE
ARY
IT A
AN E
SER
Y SE W
ARWIDE
S AN IT 25 '
25' WIDE
PLACE
D
MALLAR
AVENUE
AVENUE
N
FRANKLI
COURT
SHANE
CO
M
NO. 9)
KL INE
SUNSE
AVE NUE
(U.S . ROUTE
NE UMARK
AVENUE
T COURT
UE
EN
A GE
NT
A INME
' DRS E
10 E A
T
A SE MEN
C O. E
EC TR IC
TI C EL
AN
6 0' ATL
M EN T
EC TR IC C O . EA SE
60 ' ATL AN TI CEL
G
AVENUE
ADAMS
MULBERRY
2 0' EA
I NA
DRA
CE SS
20' AC E NT
EAS EM
CA
ONEIDA
SOMER
EXP RES
MEN T
E ASE
I LI TY
DE U T
MARTIN TERRACE
LL
AVENUE
CAY UGA
AV ENUE
RSC
AV ENUE
INE
AVENUE
MARTIN TERRACE
MERION
BYRD
AV ENUE
D
LAN
LORA
O .W .
1 0' R.
MULBERRY
AVE NUE
T
HTON
AV ENUE
N
RRY
AVENUE
10 ' R .O .W
BRIG
AV ENUE
BRIGHTO
MUL BE
MI
TOWNSHIP
EGG HARBOR
WALNU
AV ENUE
N
ER
RY SEW
SANITA EM ENT
EAS
AV ENUE
NG
3 0' WI
LL
ELKTON
ST. CHARL ES
AV ENUE
CHATHA M
R ESS
8 ' WID E I NG
T
EG RE SS E AS EMEN
G
PLACE
STENTON
IC
ROAD
WI NDSOR
ANT
MI
H
AV E.
ATL
LE
G
IA N NT
TR E ME
GHTE AS
SI
WI NDSOR
SWA
Y
)
RES
NO . 6 46
40 ' SA NITARY
ENT
E AS EM
SEW ER
EXP
LL
DE LILA
ROUTE
(COUNTY
AV ENUE
WAS
NO. 646)
NO. 646)
AV ENUE
CITY
AVENU
ROUTE
W
ROUTE
ROAD
Y
RE
FAR
AV
CO M
NUE
WOODLAND
WESL
(COUNTY
ROAD
DEL ILAH
AVENUE
M EN T
EA SE
S EWE R
CIT
RO
AD
S TO RM
15' WIDE E AS EM EN T
SEW ER
ETT AVE
READIN
SENE
R
SE WE
IT AR Y
S AN
VI LLE
L EA SANT
.O .W P
.
M
(CO UNTY
BARTL
AVENUE
OD
CO
STOR
ATLANTI C
WO
TRI
C
WI DE
1 5'
ES S
00 ' I NG R
NT
1 0' X1 SS EAS ME
EG RE
WO
OD
IC
CI
(6 0 TY E
') R L
.O.WEC
AV ENUE
ATLANTIC
AV ENUE
UE
NT
COURT
WE LLINGTO
EN
AV ENUE
PACIFIC
AV ENUE
1 0' R .O .W
PA CIFIC
READI NG AVENUE
GL
EN
ATLA
CO.
AV ENUE
N
THOMPSO
AV ENUE
LL
READI
AV
AVENUE
AV ENUE
EY
N
THOMPSO
D AV ENUE
RICHMON
E
AV ENUE
TO N
LINDLEY
AV ENUE
ME N T
EA SE
SEWE R
Y
S ANIT AR
W ID E
15 '
T
SUNSE
ROAD
UC
IC
LINDL
CI
(60 TY
') R E LEC
. O
. W TR
PRINCE
IC
AVENUE
ABSECON
LEEDS
LEEDS
LE EDS
MAXWE
DE LILAH
SPR
AVENUE
DRIVE
McCONNEL L
DRI VE
AV ENUE
COURT
D
MALLAR
CITY OF
NUE
PENNSYLVANIA
REL
NT IC CITYA NY
ATL A
OM P
RIC C
ELE CT
/W
DE R
60 ' WI
IND
AV ENUE
10 ' R
N
ST
ELMHUR
FRANKL IN
AC
E
N
LE
STREET
LAU
R.O.W
AY
W NT
ST AVE
PL
AL
LA NE
MA GNOLIA
NT
ES
MOOR
PL ACE
AV ENUE
DRI VE
CE DARCRE
SS
ACCE E NT
1 5'
EM
EAS
ENT
A SE M
SITE E
EDS
LA IRE
MONTC
ST AVENUE
T
EME
E
ONT
DRIVE
UE
DR.
LAIRE
CE DARCRE
ATLA NT IC C IT Y E LE CTR I C C O .
LE
OCEA
AVENUE
BELLEV
PKWY.
MONTC
T
OF
T S
GH EA
RI
LARCHM
PL.
DR.
NT
AV ENUE
UTAH
AV ENUE
AVENU
D
T
LA RCHMO
Y
TI LIT
1 0' U EM ENT
EAS
EN
EA SE M
AVENUE
EVA RD
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AV ENUE
TH
SEVEN
EIGHTH
585)
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ASEM
ERE
S EW
AN IT ARY
1 5' S
)
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IL IT T
N
UT
10 '
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SITE
RE DWOO
AV ENUE
STU
AR
(COUNT
UTE
Y RO
. 663
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UNT
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NO
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RE DWOO
NO.
EM ENT
E AS
Y ROUTE
UTIL ITY
NIA
CA LIFOR
AV ENUE
IA
CA LIFORN
ABSECON
2 5' EA
SE M EN
AV ENUE
AV ENUE
NEVADA
AV ENUE
NEVADA
CITY OF
GLE NDALE
AVE.
10 'X 20 ' E AS EM E
NT
AVENUE
STREE T
STREET
ASHLAND AVENUE
PL AZA PL ACE
IKES
AVENUE
2 5' R .O .W .
EAS EM E NT
CREEK
MAIN
RIDGEWOOD
CL EMATI S
PLAZA PLACE
PLACE
BROAD
E)
UT
RO )
TY 644
UN .
(CO (NO
HIN
LP
AVENUE
15 ' WI DE
S TO RM SE W
ER E AS EM E N
T
W
AVENUE
EAS EME NT
(CO UNT Y ROUTE NO . 687)
8 ' SA N
SE
R W ER
RIDGEWOOD
SEW ER
ASHL AND AVE.
DO
.
18 ' PRI VAT E R. O W
. .
STO R M
FLO RAL AVENUE
MONARCH
ROAD
AVENUE
E.
AV
FA
N
BIA
E.
AV
N
AVE
LANE
INDIAN
AVENUE
FLORAL
3.9 '% % p PU BLI C
EAS EM E NT
SSON
CRESSON
SSO
AVENUE
AVENUE
LANGSTO N
TILTON
CO LUM BIA
ASHLAND
Mc KINLEY
AVENUE
CRE
CRE
S AN ITA RY
8' WID E E AS EM EN T
SEW ER
VAN MAR AVE.
15 ' WID E
AVENUE
AVE.
WOODSIDE
NE W
UE
JEFFERSON
AVEN
LINCOLN
McCLEL LAN
GARFIEL D
ASHL AND
PARK
1 5' WIDES TO
RM SE WER E
AS EM E NT
AVENUE
AVE.
AVENUE
WOODSIDE AVE.
AVENUE
HARRISON
ASHL AND
TREMONT
AVE.
AVENUE
FERNWOOD
30 ' R .O W
.
10' R .O W
.
CITY OF NORTHFIELD
A. CBD Central Business District
(1) The stated intent of the City’s Central Business District101 is to:
a. Safeguard the history of Pleasantville.
b. Promote a sound, long-range economy by preserving a substantial part
of the City which reflects elements of its cultural, social, economic and
architectural history.
101
§290-3
81
A
VOLUME 1 of 2
c. Stabilize and
improve property
values.
MERIO
AV ENUE
EVANS LANE
CBD
GUARD
AVENUE
AVENUE
FIRST
SECOND
AREA
10' SAN. SEWEH
EAS EMEN T
LANE
AV E.
WASHINGTON
AVE.
AVE.
MILAN
AVENUE
10' WIDE SANTARY SE WER
EASEME NT
GRANT
AV ENUE
MA DIS ON
FIRST
STREET
STREET
LAKE
CITY CENTER
10' WIDE
EASEM
E NT
8' R/W
ST.
AVENUE
15' R.O.W.
7' EASE MEN T
OLD TURNPIKE
PENNY
PLEASANT
HARRIS
MADISON
TERRACE
BOULEVARD
AVENUE
LINDEN
BROOKVILLE
AVENUE
STREET
AVENUE
INGERSOLL AVE.
20' E ASEME NT
MILAN
CBD
RAIL
J. P.
INC.
AVENUE
BLACK HORSE PIKE
FRANKLIN
5)
E NO . 58
TY ROUT
(CO UN
RO O
S
AVENUE
BLVD.
EVELT
DR .
AVE.
AVENUE
ST REET
STREET
CHESTNUT
AVE.
ANSLEY
D.
BLV
ANSLEY
STREET
103
TUNIS
HAMPDEN COURT
CHESTNUT
TUNIS AVENUE
LYONS
CHESTER
AVENUE
DECATUR
WRIGHT
There may be more than one use per building.
COURT
8' WIDE PRIVATE
RIGHT OF WAY
STREET
LENOX AVE.
10.3 5' WIDE PR IVATE
RIGHT OF WAY
102
COURT
GREEN STREET
HAMPDEN
WEST
AVENUE
JERSEY
10' INGRESS &
EGRESS AL LEY
e. Banks (if drivethrough:103).
AVENUE
CHARLES
LAKE PLACE
b. Schools, public
and/or private.
d. Retail stores
and service
establishments,
including pickup
stations for
laundries and
cleaners where
the work is done
off the premises.
AVENUE
ADAMS
AVENUE
a. Places of
worship.
c. Medical.
MAIN
LINDEN
FIRST
AVENUE
COLLINS
30' WID E UTILITY EASEM ENT
(2) Permitted Uses in
the Central
Business District:102
AVENUE
MERION
STRE
ET
d. Foster civic
beauty and
pride.
E
PLACE
AVE NU
e. Promote the use
of this area for
the education,
pleasure and
welfare of both
citizens of the
City and its
visitors, using as
a guide all
buildings
erected before
January 1930.
EXPRES SW
AY
N
BAYVIEW
EDGEWATER
R.O.W
82
VOLUME 1 of 2
f. General business and professional offices.
g. Fully enclosed eating and drinking establishments.
h. Personal service establishments, including but not limited to barberand beauty shops, tailor and similar facilities.
i.
Minor repair operations for televisions, radios, watches, shoes and
appliances.
j.
Motion-picture theaters, bowling alleys and other commercial
entertainment establishments in a fully enclosed structure.
k. Public buildings operated by the City; government buildings.
l.
Quasi-public establishments.
m. Retail shops or stores engaging in the limited fabrication or processing
of goods103.
n. Commercial Centers103.
o. Existing gasoline service stations present at the time of passage of
current zoning.
p. Automotive sale and service establishments103.
q. Hotels and motels.
r. Child-care center as per the guidelines of § 290-32G.
s. Parking lots and/or facilities, commercial parking lots103.
t. Loading facilities103.
u. Residential as a Permitted Secondary Use.
(3) Accessory Uses in the Central Business District:
a. Garages for the residents.
b. Storage sheds, tool sheds or other maintenance-related structures
c. Accessory uses which are considered and accepted as necessary and
related to the primary and/or secondary use of the property.
d. Signs as per Sign Schedule.
(4) Bulk requirements for Principal Structures in the Central Business District:
a. Minimum Lot Size: 10,000 s.f.
83
VOLUME 1 of 2
d. Minimum Setbacks: Front Yard: 20’
Side Yard: 10 (each)
Rear Yard: 20’
e. Maximum Building Height: 35’ and 3 stories (accessory buildings: 20’
and 1½ stories).
f. Maximum Lot (Building) Coverage: 30%
a. At Publication, the City’s official Zoning Map did not reflect
modifications made to the Central Business District caused by the
creation of the expanded City Center Area (section 6.3.7. C herein).
Also at Publication, the City was exploring a further expansion of the
City Center Area between Main Street, Old Turnpike and the property
owned by the Pleasantville Housing Authority.
AV
MF
BROOKVILLE
FIRST
PLEASANT
IN
CBD
AVE.
OLD
TURNPIKE
LAKE
E
CHARLES
MADISO
N AVE.
FIRST STREET
CITY CENTER AREA
SECOND
MILAN AVENUE
WEST
CBD
NEW
(COU
ST.
TER.
AVENUE
STREET
R 75
R-75
MADISON
R-50
SECOND
AVENUE
PLACE
CBD
LAKE
Proposed City Center
Area Expansion
LINDEN AVENUE
STREE
Pursuant to the Redevelopment Plan for the Expanded City Center
Area, the City’s Zoning Map must be amended to reflect the City
Center Area. Additionally, should the City’s efforts to further expand
the City Center Area prove successful, the Zoning Map must again be
amended to reflect this change.
GR A N
MILAN
FIELD BRANCH CLASS I
JERSEY
CBD Zone
Reduction
84
VOLUME 1 of 2
JAC
KSO
N
LANE
EDGE
LE
STRE
ET
STRE
ET
STRE
ET
MERIO
N
AVEN
UE
EVANS LANE
AVEN
UE
GC
COLLINS
AVENUE
FRAN
KLIN
AVENUE
MAIN
FIRST
SECOND
LINDE
N
GUAR
D PLAC
E
STRE
ET
MERION
THIRD
RRY
Remap
as CBD
Central
Business
District
BOUL
EVAR
D
AVENUE
EXPR
ESSW
AY
Recommended
CBD Zone
expansion
AVENUE
AVE.
OLD
LAKE
TURNPIKE
ST.
CITY CENTER
AREA
MILAN
E
AVENUE
I
NEWFIELD BRANCH CLASS
AVENUE
GREEN STREET
LENOX AVE.
HAMPDEN
(COUN
TY RO
AVENUE
CHESTER
UTE NO
. 585)
BOULEVARD
BLACK HORSE PIKE
COURT
AVENUE
JERSEY
WEST
STREET
AVENU
MADISON
AVE.
GRANT
SECOND
MILAN AVENUE
Accordingly, it is recommended
that the CBD be reduced to
Adams Avenue to the north,
Wright Street to the south and
Franklin Boulevard to the east
and extended to the west to
include the “jogged” Pleasant
Avenue properties as well as a
vacant lot on Pleasant Avenue.
PENNY LANE
FIRST
STREET
HARRIS
TER.
AVENUE
BROOKVILLE
PLEASANT
FIRST STREET
VOLA LANE
AVENUE
CCA EXP
AVENUE
AVENUE
CHARLES
INGERSOLL AVENUE
JR.
ABBEY LANE
AVENUE
MADISON
STREET
SECOND
THIRD
AVENUE
KING
PLACE
LINDEN AVENUE
The City’s Planners believe that
such an expansive CBD and the
“jog” at Pleasant Avenue serve to
negate the linkages between
commercial establishments so
necessary for a successful
downtown commercial core.
LAKE
AVENUE
STREET
ADAMS
STREET
b. At Publication, the City’s Central
Business District extended north
to the Atlantic City Expressway,
south to Edgewater Avenue and
west to Second Avenue and
“jogged” around several properties
fronting West Pleasant Avenue to
the west of Main Street.
TUNIS
TUNIS
AVENUE
AVENUE
ANSLEY
.
BLVD
ANSLEY
EDGEWATER
HAMPDEN COURT
EET
FRANKLIN
STR
AVENUE
BAYVIEW
AVENUE
T
WRIGHT
AVEN
UE
STRE
ET
CHESTNUT
AVENUE
GC
BLVD.
Recommended
CBD Zone reduction.
Redesignate GC
General Commercial
Zoning
RO
OS
EV
EL
T DR.
STREET
AVENUE
AVENUE
c. At Publication, the Central Business District extended east to Lyons
Court104. Again, the City’s Planners believe that an expansive CBD
serves to negate the linkages between commercial establishments so
necessary for a successful downtown commercial core.
Additionally, this Comprehensive Master Plan Update (section 6.3.2. C.
(8) f.) recommends rezoning the area between the Atlantic City
Expressway and the Milan Avenue railroad tracks along the eastern
edge of the City as a new “Bayside Mixed-Use” (BMU) Zone. Such
new Zone includes the portion of the CBD along Franklin Boulevard
between Grant and Milan Avenues.
It is therefore recommended that the section of the CBD between
Grant and Milan Avenues be incorporated into the proposed Bayside
Mixed-Use Zone.
104
the municipal boundary with the West Atlantic City section of Egg Harbor Township.
85
INGERSOLL
Recommended
BMU Bayside
Mixed-Use rezoning
FIRST
OLD TURNPIK
AVENUE
E
LANE
TURNPIKE
ST.
LAKE
BMU
OLD
GRANT
PLEASANTVILLE
AVE.
AVENUE
MILAN
RN R.R.
CO. OF
N.J.
AVE.
INC.
CBD
JERSEY
GREEN STREET
LENOX AVE.
R-50
AVENUE
GC
BLACK HORSE
PIKE
COURT
WEST
RAIL
(C
AVENUE
NEWFIELD
AVE.
COURT
J. P.
WASHINGTON
AVENUE
MILAN
SO UTHE
UE
TE NO. 608)
AVEN
(COUNTY ROU
MADIS
O
N
STREET
FIRST
CITY CENTER
AREA
AVE.
PENNY
CBD
PLEASANT
AVENUE
HARRIS
TERRACE
AVENUE
MAD ISON
BROOKVILLE
BOULEVARD
LINDEN
NUE
AVENUE
VOLUME 1 of 2
Recommended CBD
Zone reduction /
BMU rezoning
EGG HARBOR
While it is anticipated that the balance of this CBD Zone may be
impacted in some form by development in the surrounding
Redevelopment Areas and the proposed BMU zone, it is not possible
to know, at Publication, the nature or even scope of such impacts.
Accordingly, it is recommended that conditions in this CBD Zone be
monitored and that the Master Planning for this area be revisited once
the impacts of surrounding development can be better understood.
d. At Publication, the stated intent of the Central Business District
(section 6.3.2. A (1) herein) was deemed to be no longer appropriate
for a modern, successful downtown commercial core. Accordingly, it is
recommended that these items be eliminated in favor of:
The City’s Central Business District was crafted
to provide for an appropriate mix of retailoriented commercial, office and other uses, with
supportive residential above, designed to
strengthen and enhance the City’s economic
base,
generate
significant
employment
opportunities (including opportunities for City
residents) and stimulate new tax ratables in a
transit-oriented, mixed-use community with a
traditional urban fabric within the City’s historic
downtown commercial core.
e. At Publication, the Land Use Ordinance105 indicates that uses permitted
in the CBD will be “many and varied”, that “there may be more than one
permitted use per building”, that “the primary use will be that use which
occupies at a minimum the first floor facing the front street site of the
structure. Any and all other uses will be considered secondary”.
105
§290-39 B (1).
86
VOLUME 1 of 2
Further the Land Use Ordinance106 allows that “any primary use may
be a permitted secondary use”.
It is recommended that such language too vague and has led to
applicants seeking to place wholly incompatible uses within the same
building, and often within the same space.
Accordingly, it is
recommended that this language be eliminated in favor of:
Multiple Principal Uses within a single building
shall be allowed, provided that each such use is
a Permitted Use within the Central Business
District, and further provided that each such use
is located within an independently-leased,
separately-identifiable and fully securable space
(it being the City’s intention to prohibit an entity
from leasing a portion of an office [desk] or
other area within a single commercial space).
Within this context, multiple corporate entities
may operate out of a single space, provided
that such entities are subsidiaries or related
companies.
f. At Publication, Principal Uses in the included:
i. “Places of Worship”, “Schools, public and/or private” and “Medical”.
It is recommended that Places of Worship are not a productive
commercial use for a Central Business District and that a bustling
commercial corridor is not an appropriate location for school-age
children.
Accordingly, it is recommended that this section be modified as to
read “Public or private training facilities offering life skills or career
educational courses, Medical and Dental Complexes.”
ii. “Retail stores and service establishments, including pickup stations
for laundries and cleaners where the work is done off the
premises”, “Personal service establishments, including but not
limited to barber-and beauty shops, tailor and similar facilities”,
“Banks (if drive-through, subject to site plan approval by the
Planning Board)”, “General business and professional offices”,
“Minor repair operations for televisions, radios, watches, shoes and
appliances” and “Retail shops or stores engaging in the limited
fabrication or processing of goods”.
106
§290-39 B (3) (b).
87
VOLUME 1 of 2
It is recommended that this language is antiquated and not fully
reflective of the types of uses and level of intensity appropriate to a
Central Business District. Accordingly, it is recommended that this
language be eliminated in favor of:
Downtown-Oriented Commercial and Service
Activities, defined as uses designed to provide
for the workday convenience and post-workday
entertainment of the employees and residents of
the City’s Central Business District. Examples
include: grocery / specialty food stores;
convenience stores without fuel dispensing
facilities; video rental / sales; non-“big box”
general retail / appliance / hardware stores;
fabric stores; hair and nail salons / barber and
beauty shops; tailor shops; non-‘chain’ / nonfranchise hobby shops, sporting goods shops,
pet shops and book shops; greeting card /
stationary / florist shops; antique / boutique /
clothing / jewelry / gift shops; retail dry cleaners
(no commercial cleaning on premises); shoe
repair; and like and similar activities.
iii. “General business and professional offices”.
It is recommended that this language is antiquated and should be
replaced by “Professional, administrative and consulting services
offices”.
iv. “Fully enclosed eating and drinking establishments” and “Motionpicture theaters, bowling alleys and other commercial entertainment
establishments in a fully enclosed structure”.
It is recommended that this language is not in conformance with the
Transit Village designation of the majority of the CBD (section 10.0
herein) and that this language is antiquated and not fully reflective
of recent trends in the retail-entertainment / ‘eatertainment’
industry. Accordingly, it is recommended that this language be
eliminated in favor of:
Fully-enclosed
eating
and
drinking
establishments (both eat-in and take-out),
excluding drive-through facilities.
Taverns.107
107
Defined as an establishment serving alcoholic beverages and cooked-to-order food which is prepared and served on the premises.
88
VOLUME 1 of 2
Specialized entertainment venues such as
performing arts centers, theaters, movie
theaters, and other like and similar attractions.
Within the context of these permitted uses,
nightlife establishments that serve alcoholic
beverages shall be permitted, provided that
cooked-to-order food is prepared and served
on the premises.108
v. “Public buildings operated by the City of Pleasantville; government
buildings” and “Quasi-Public establishments”.
It is recommended that this language is antiquated and that no
satisfactory definition of “Quasi-Public” exists. Accordingly, it is
Administrative offices and related facilities as
may be necessary and convenient to the
provision of municipal, county, state or Federal
governmental services.
vi. “Existing gasoline service stations present at the time of passage of
this chapter” and “Automotive sale and service establishments”.
At Publication, no gasoline service stations or automotive sales
establishments were existing within the recommended boundaries
of the Central Business District.
It is recommended that automotive-related uses are not in
conformance with the Transit Village designation of the majority of
the CBD (section 10.0 herein) and that such uses therefore be
deleted.
vii. “Hotels and motels”.
Given the relatively small lot sizes in the Central Business District
and the specific commercial nature of this Zone, it is recommended
that Hotels be eliminated as a permitted use in this District.
Since automotive-relates uses are not in conformance with the
Transit Village designation of the majority of the CBD (section 10.0
herein), it is therefore recommended that Motels be eliminated as a
permitted use in this District.
108
By way of interpretation, restaurant facilities with entertainment [dinner theaters] shall be permitted while facilities which do not
serve food [nightclubs] shall not be permitted.
89
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viii. “Child-care center as per the guidelines of § 290-32G.”
N.J.S.A. 40:55D-66.6 requires that child-care centers for which a
license is required from the Department of Human Services109 shall
be permitted in all non-residential districts. Child-care centers are
therefore de-facto permitted uses in the CBD under state law.
However, given the relatively small lot sizes in the CBD and the
extremely high level of traffic in this section of the City, such facilities
must be designed with great care. Accordingly, it is recommended
that any such centers be permitted in the CBD Central Business
District, but as a Conditional Use under the guidelines established
under §290-32G, and further conditioned upon the facility having:
•
an appropriate porte-cochere area wherein enrolled children
may be picked-up or dropped-off in a secured environment
which is clearly separated from general street traffic;
•
dedicated on site-parking for all employees as well as one
(1) space for each four (4) enrolled children in order to
provide parking for parents wishing to observe the
operations or meet with facility staff;
•
dedicated, fenced, fully secured and age appropriate lawn
areas for outdoor recreation space for enrolled children of
various age groups.
ix. Parking and Loading facilities.
At Publication, the Land Use Ordinance does not include a parking
requirement for the Central Business District. This has caused a
serious parking deficit in this section of the City.
Recognizing the need for parking and loading for CBD commercial
operations, the Circulation Plan Element of this Comprehensive
Master Plan Update (section 10.0 herein) details the City’s efforts to
create municipal parking lots in the CBD.
Accordingly, it is recommended that Chapter 290 be amended to
include appropriate parking and loading regulations under the
building requirements for the Central Business District.
Additionally, it is recommended that the Principal Uses in the CBD
be amended to permit “Commercial Parking Facilities owned and/or
operated by the City of Pleasantville Parking Utility”.110
109
Pursuant to N.J.S.A. 30:5B-1 et seq.
110
Created via Ordinance No. 34-2002.
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VOLUME 1 of 2
It is further recommended that proprietary “parking lots and/or facilities”
and “loading facilities” be relocated as Accessory Uses in the CBD.
x. “Residential use [as a secondary use], subject to any and all
applicable building codes”,
§290-8 defines “Secondary Use” as “[th]e same as ‘[A]ccessory
Use’”. However, §290-8 includes in the definition of “Accessory
Use”: “a building containing living space shall never be considered
an accessory building”. Such definitions appear contradictory and,
at the very least, cause confusion as to precisely how residential
uses in the CBD should be treated.
Accordingly, it is recommended that the use language for
residential uses in the CBD be modified as follows:
Residential dwelling units, including, but not
limited to, Age-Restricted Housing for
qualifying individuals; limited to above groundfloor Permitted Uses, provided that the
Residential Uses are functionally separated, by
floor, by structural elements on a floor and by
dedicated entranceway, from the commercial
or other uses within the building.
g. At Publication, §290-39 D of the Land Use Ordinance provided:
i. Before a building permit or certificate of occupancy shall be issued
in the CBD Zone, a site plan review by the Planning Board shall be
required.
Such language effectively requires all actions in the CBD, including
normal maintenance (requiring a building permit) and de minimis
change in use or ownership (requiring an occupancy permit) to
obtain approval from the Planning Board after public hearing.
Under the City’s Site Plan application process, plans must be
prepared by architectural, engineering and/or other professionals
and the Applicant (typically) must be represented by legal counsel.
It is recommended that such a requirement imposes undue costs
on property owners and business and constitutes an onerous
requirement on property owners desiring to do improve their
buildings or businesses desiring to locate to the CBD.
Accordingly, it is recommended that such language be eliminated
and that the threshold for Site Plan review in the CBD be no
different than in other Zones in the City.
91
VOLUME 1 of 2
ii. §290-39 D (1) of the Land Use Ordinance requires that exterior
facades be maintained, and new construction be compatible with
existing 1920’s structures, districts and surrounding areas, with
similar or compatible building materials. Under §290-39 D (3), if a
structure does not meet the exterior criteria, a time schedule
consisting of what activities must be undertaken and the time
allotted to each activity, plus the total time necessary to comply with
the criteria, not exceeding one year’s duration, shall be submitted
for site plan approval.
It is recommended that there remains very little 1920’s architecture
in the CBD which is worthy of emulating ~ and that what elements
remain are not reflective of the 1920’s per se, but are classical
elements of varying vintage.
The City, through its Urban Enterprise Zone, has generated a set of
preferred Design Criteria for the facades of buildings in the Central
Business District. Such Criteria address, among other elements:
•
Awnings;
•
Architectural Filigree;
•
Security Grates & Grills,
•
Windows & Doors;
•
Walls & Roofing;
•
Coping, Fascia, Soffitts, Gutters & Downleaders;
•
Color selection; and
•
Other aesthetic elements required to create an attractive
urban environment.
It is recommended that such Design Criteria be formally adopted for
all buildings in the CBD.
iii. §290-39 E (3) of the Land Use Ordinance outlines review
procedures pertinent to the historical value of buildings and the
compatibility of buildings with surrounding structures in accordance
with §290-39 D (1) while §290-39 E (4) outlines procedures
pertinent to the demolition and relocation of buildings of historic
value.
Principle 5.8.1 of this Comprehensive Master Plan Update
recognizes that the City’s history is not represented by historic
buildings, but in the social history of the people and institutions.
92
VOLUME 1 of 2
Further, Principle 5.8.1 reaffirms that while a certain level of
nostalgia may attach to certain buildings and development patterns,
such emotion should not limit the City’s ability to create or support
projects with larger significance for the revitalization of the
municipality.
Accordingly, it is recommended that the requirements of §290-39 E
(3) and (4) be eliminated.
iv. §290-39 D (2) of the Land Use Ordinance contains performance
standards which are appropriate to all uses within the City, not just
those in the Central Business District.
It is therefore recommended that such standards be relocated from
§290-39 D (2) to a more general section of the Ordinance.
v. §290-39 E (1) and (2) of the Land Use Ordinance outline
procedures under which the Zoning Officer is to process
applications within the Central Business District. Such procedures
are appropriate to all uses within the City, not just those in the
Central Business District.
It is therefore recommended that such procedures be relocated
from §290-39 E. (1) and (2) to a more general section of the
Ordinance.
vi. §290-39 D (4) and E. (5) provide for building controls in the Central
Business District which are not consistent with current planning
theories and practices for urban, downtown commercial districts.
Maximum Building height is relatively low, Minimum Lot Size, Lot
Width, Lot Depth and Setbacks are overly large and Maximum
Coverage limits are quite restrictive.
Accordingly, it is recommended that the building controls for the
Central Business District be reviewed with an eye toward an
appropriate combination of more generous building heights, smaller
minimum lot sizes, setbacks and increased coverage limits.
h. No additional changes are recommended for the Central Business
District.
B. COM Commercial Zoning District
(1) The COM Zoning District was crafted to provide for all commercial uses
outside of the City’s Central Business District.
93
VOLUME 1 of 2
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EAS EM ENT
AVEN UE
15 ' WID E STO
RM S EWER E A
SE ME NT
SEWER
ASHLAN D AVEN UE
ASHLAN D AVE.
(COU NTY RO U TE N O. 687 )
IKES
AVENU E
CLEM AT IS
PLACE
RID GEW OO D
2 5 ' R.O.W.
EAS EM ENT
(CO
CREE K
PLAZA PLAC E
PLAZA PLAC E
M AIN
IN
H
LP
)
TE
U
RO )
Y
NT . 644
(NO
AVENU E
U
RID GEW OOD
MONAR CH
BROAD
E.
DO
LANE
1 8' PRI VAT E R. O. W.
STO RM
FLOR AL AVENU E
8' SAN
SEWER
R
W
AVENU E
AV
E.
AV
N
BIA
FA
.
AVE
IND IAN
AVEN UE
FLOR AL
3 .9' %
%p PU BL IC
EAS EM ENT
AVEN UE
SON
CRES SON
S SON
CRE
STR EET
STR EET
15 ' WID E STO
RM S EWER E A
SE ME NT
ROAD
M c KINL EY
TILTON
COLU MBIA
AVE .
WO OD SIDE
AVEN UE
CRES
NEW
UE
VAN MAR AVE.
AVEN UE
1 5' WIDE
AVEN UE
ASHLAN D
JEFF ERSO N
GAR F IELD
AVEN
LINC OLN
McCLEL LAN
ASHLAN D
PARK
ITA RY
I DE S ANSE M ENT
8' W
SEWER E A
HARR ISON
AVEN UE
AVE.
AVEN UE
WOOD SIDE AVE.
AVENU E
AVEN UE
AVE.
TR EMONT
FER NWOOD
ASHLAN D
3 0 ' R.O.W
1 0' R. O. W
CITY OF NORTHFIELD
(2) Permitted Uses in the COM Zoning District:
a. Retail stores and service establishments, including pickup stations for
laundries and cleaners where the work is done off the premises.
b. Banks (if drive-through:111).
c. General business and professional offices.
d. Fully enclosed eating and drinking establishments.
e. Personal service establishments, including but not limited to barberand beauty shops, tailor and similar facilities.
f. Minor repair operations for televisions, radios, watches, shoes and
appliances.
g. Motion-picture theaters, bowling alleys and other commercial
entertainment establishments in a fully enclosed structure.
h. Commercial parking lots.
111
Subject to site plan approval by the Planning Board
94
VOLUME 1 of 2
i. Public buildings operated by the City of Pleasantville.
j.
Quasi-public establishments.
k. Retail shops or stores engaging in the limited fabrication or processing
of goods111.
l. Commercial Centers111.
m. Existing gasoline service stations present at the time of passage of
current zoning.
n. All existing residential structures present at the time of passage of
current zoning.
o. Automotive sale and service establishments111.
p. Hotels and motels.
q. Child-care center as per the guidelines of §290-32G.
(3) Accessory Uses in the COM Commercial Zoning District:
E
SHAW
U
AVEN
E
UE
AVEN
SFR-75
OverlayPARK
AVENUE
GLE
AVE NU E
SFR-60
Overlay
RO A D
a. Single-Family detached dwellings
on lots which front New Road from
Lafayette Avenue south to the City
Line as follows:
T
ET
(4) Conditional Uses in the COM Zoning
District:
Preexisting
COM
Commercial
E
Y ET T
LAFA
Zoning
E
c. Accessory Buildings111.
CL
b. Loading Facilities111.
C IR
a. Parking Facilities111.
i. Property which is located on
the west side of New Road is
subject to the area and bulk
requirements of the SFR-75
Zone.
HA RR ISON
FERNW
AVENU E
COLUMBIA
NEW
ASHLAN
ii. Property which is located on
the east side of New Road is
subject to the area and bulk
requirements of the SFR-60
Zone.
COUNTY ROUTE NO. 687)
TILTON
AVENUE
RIDGEWOOD
95
VOLUME 1 of 2
b. Designed Shopping Centers112, limited to lands fronting the Black
Horse Pike from Route 9 to the City’s western boundary. Defined as:
An integrated development of such uses as retail
stores
and
shops,
personal
service
establishments, professional and business
offices, banks, post offices, restaurants and
auditoriums, and like and similar uses, housed in
an enclosed building or buildings, utilizing such
common facilities as customer parking,
pedestrian walkways, truck-loading/-unloading
space, utilities and sanitary facilities and having a
minimum total floor area of 50,000 square feet.
(5) Bulk requirements in the COM Zoning District:
a. Principal Structures
−
Minimum Lot Size: 10,000 s.f.
−
Minimum Lot Width: 100’
−
Minimum Lot Depth: 100’
−
Minimum Setbacks: Front Yard: 20’
Rear Yard: 20’
−
Maximum Building Height: 30’ or 2 stories
−
Maximum Lot (Building) Coverage: 30%
b. Designed Shopping Centers
− Minimum Site Size: 5 acres
− Maximum Building Height: 40’ or 2 stories
− Minimum Setbacks: 30’ around all property lines.
− Maximum Lot (Building) Coverage: 30%
c. Gasoline service stations and automobile repair garages
− Minimum Site Size: 15,000 s.f.
− Minimum Lot Width: 100’
− Maximum Building Height: 25’ or 1 story
112
Subject to site plan approval by the Planning Board
96
VOLUME 1 of 2
− Minimum Setbacks:
Front Yard: 50’
Side Yards: 15’ each
Rear Yard: 30’
Underground Storage Tanks: 25’
Gasoline Pumps: 20’
d. Automobile Car Sales and Service Establishments
− Minimum Site Size: 1 acre
− Maximum Building Height: 35’ or 2½ stories
− Minimum Setbacks: 50’ around all property lines, with no automotive
vehicle being displayed closer than 20’ to the front property line.
− Maximum Lot (Building) Coverage: 25%
e. General business and office buildings
− Minimum Site Size: 10,000 s.f.113
− Minimum Lot Frontage: 100’114
− Maximum Building Height: 80’ & 6 stories (Accessory: 15’ & 1 story).
− Minimum Setbacks:
Front Yard: 25’
Rear Yard: 50’
− Maximum Site (Building) Coverage: 30%
f. Hotels/Motels
−
Minimum Site Size: 1 acre
−
Minimum Lot Frontage: 200’
−
Maximum Building Height: 2 times the distance to the property line.
−
Minimum Setbacks: Front Yard: 40’
Rear Yard: 25’
−
Maximum Site (Building) Coverage: 50%
(6) §290-32 H provides for a Mixed Use Overlay Zone for properties fronting
Franklin Avenue (Boulevard) from Delilah Road to the Central Business
District.
113
Same as for Principal Structures in the COM Zone.
114
Same as Lot Width for Principal Structures in the COM Zone.
97
VOLUME 1 of 2
Issues related to such Overlay shall be addressed within the context of
section 6.3.5. C. herein.
a. At Publication, the COM Zone extended through various sections of
the City and therefore encompassed lots of varying sizes and
neighborhoods of varying character.
Despite these varying conditions, and with the exception of certain
Conditional Uses and other regulations detailed below, the Use and Bulk
standards established for the COM Zone apply to all lands within this
District, regardless of lot size, configuration or neighborhood character.
AVENUE
AVEN UE
THOM
KLINE
AVEN UE
ATLAN
646)
AVEN UE
WIND SOR
FLORENCE
PLACE
STEN TON
NEW
AH
UE
AVE.
ST RATFORD
AVE.
EME RSON
ING
READ
READING AVENUE
AVEN
AVEN
WALN
RO
AD
AVENUE
N D ST.
SECO
TE NO.
AVEN
UE
LANE
GUARD PLACE
FRANKLIN
LINDEN
ST REET
LANE
COLLINS
UE
AVEN
MAIN
JACKSON
ST REET
LANE
ST REET
AVEN
HENDR ICKS
STREET
D
ROA
AVEN
CORN ELIUS
UE
UE
AVEN
S LANE
MERION
AVENUE
AVEN
UE
WOODLAND
LL
UE
AD AMS
BRA
NCH
CLA
SS
THE
RN
.
. CO
R.R
OF
T
UE
HARRIS
AVE NUE
ST.
N AVE.
NUE
WE
ST
GRE
N CH
BRA
JER
CL ASS
N.J .
I
R
LENO
EET
EN STR
X AVE
AVE
NUE
BL
ROOSEV
STREET
WR IGHT
FFIE
LD
AVENUE
ST REE
ET
BAYV
LA
JO
SO
HN
UE
AVEN
LD
D
OAKLAN
DO
UG
D
GRE
H
TY
MAP
AVE
AVENUE
WILLARD
PARK
AVEN
AD
UE
AVEN
AVEN
AVENUE
RYON
PARK
UE
AVEN
UE
AVEN
UE
PAR K
SHADELAN D
AVENUE
AVENUE
RCH
UE
PARK
GLENDALE
ROAD
AVENUE
AVENUE
HARRISON
AVENUE
ASHLAND
ROAD
RO
E)
UT
PLAZA
AV
4)
. 64
O
UE
(N
EN
AV
N
B IA
FA
RIDGEWOOD
AVENUE
RIDGEWOOD
CLEMATIS
TILTON
AVENUE
MAIN
Mc KINLEY
NEW
(COUNTY ROUT E NO. 687)
AVENUE
BROAD
IN
NTY
UE
EN
AV
LANE
FLORAL AVENUE
LA NG STO N AV E .
U
H
LP
O
(C
DO
N
SO
ES
CR
FLO RA L
ASHLAND
AVENUE
ROAD
INDIAN
AVENUE
COLUMBIA
AVENUE
WOODSIDE
VAN MAR AVENUE
AVENUE
AVENUE
JEF FERSON
LINCOLN
McCLELLAN
WOODSIDE AVENUE
CRES
SON
PAR
K
AVE
NUE
E
AVENUE
FERNWOOD
ST REET
AVENUE
AVENUE
ASHLAND
TILTON
AVENU
AVENUE
STREET
FERNWOOD
CRESSON
ALE
TREMONT
PLACE
AVENUE
AVENUE
BES
FRAM
GLEND
GLENDALE
AVENUE
TREMONT
AVENUE
MONARCH
AVEN
ENFIELD
NUE
LE AVE
UE
SH AW
U
CH
UE
AV ENUE
CLEMATIS
ET
ENFIE
ATER
BROAD
LE
MAP
CEDAR
LE
CIRC
N
OW
NE
LA
RE
E
TT
YE
FA
BR
ST
GRE
RO
YET TE
LAFA
.
N DR
AVEN
ED GEW
LA
N
ROA
EY
RISL
NE W
IEW
ROAD
IEW
TER
EDGEWA
PRO
RE
RAVELING AVE.
ST
S
RT
AH
CH
UR
BAYV
AVE NUE
PO
W
NE
JE
CH
(U.S. ROUT E NO. 9)
Y
SE
R
AVENUE
D
CEDAR
CT.
AVENUE
NO
OHI O
LANE
AVENUE
ROAD
T
WR IGHT
VIEW
FAIR
AD
ELM
RO
ALDER AVENUE
HORSE
CK
UT
CHE STN
AVEN
DEVINS
BLA
Y
SHE
EDGELE
22)
. 40/3
KNOLL PL.
TE NO
ROU
AVENUE
(U.S
AVENUE
TY
E
PIK
SPE CT
UG
H
ST REET
NUE
NO
AH
S
T
MAIN
DO
NO. 585)
(COUNTY ROUTE
AVE
ROU
AVE NUE
TUNIS
STREET
SEY
JER
.
SE PIKE
D
HOR
N.J.
UE
ST
N
I
SEY
BLA CK
LANE
WE
.
R.R
OF
CO.
T
AVE
MADISO
FIRS
STREET
SEC OND
AVE
MILAN
F IELD
SEY
T JER
NUE
AVE
DECATU
ROU
MILA
608)
(U.S
WES
LANE
AVEN
NU E
EN AVE
EET
T STR
LAN E
VOLA
NTY
GR ANT
ANSLEY
ERN
SOUTH
GARFIELD
TE NO.
ROU
E NO. 585)
(COUNTY ROUT
SOU
FIELD
NEW
NTY
NEW
NEW
TON
(COU
UE
D
THIR
RTH
FOU
UE
FIRS
SEC OND
D
THIR
STREET
STREET
H
WAS
608)
D
T E NO.
ROU
(COU
E
LANE
STREET
NTY
UE
AVENUE
PIKE
TURN
INGTON
ROA
(COU
ABBEY
AVEN
(U.S.
IRELAND
STREET
SOLL
IN GER
AVE.
SAN T
T
RTH
FOU
9)
NO.
ROUTE
STREET
UE
BRA D
RLES
OLD
AVENU
JR.
KIN G
LUTHER
CLIN
TON
AVENUE
LEHI GH
AD
AVEN
HING
WAS
AVEN
UE
UE
AVEN
RO
SOM
ERSET
CAMBRIA
AVEN
TY
NT
LEY
MARTIN
H
LIND
STO NE
UE
MARTIN LUT
HER KING JR.
AVENUE
UG
ILLE
OKV
TER.
AVENUE
PLEASA
DO
BRO
PLEA
GLAD
OAK
ACE
TERR
AVEN
WES
STREET
T
UE
STREET
NTE
CHALFO
AVEN
ST REE
UE
ADAMS
AVE.
ERSET
SOM
AVEN
ON EIDA
CHA
PLA CE
LAKE
ONT
BELM
O
W
O
AD AMS
ISON
MAD
UE
STREET
ND
DLA
AVE NUE
NEW
AD
AVEN
SENECA
AVEN
LAKE
CAYUGA
UE
THIR
FOURTH
AV
EN
FIRS
UE
D
AVEN
ND
SECO
D
RO
WNSHIP
EGG HARBOR TO
ST REET
BYRD
UE
BOULEVARD
9)
EVAN
AVENUE
ROU
UE
MI
AVEN
EXPRESSWAY
MERION
(U.S.
TIC
A
MARTIN TERRACE
CITY
ATLANTIC
CE
RU
MULBERRY
MULBERRY
AVENUE
ERRY
TERRACE
CITY
UE
FRANKLIN AVENUE
INE
LORA
HTON
AVEN UE
SP
AVEN
ST REET
L
BRIG
MULB
EXPRESSWAY
UE
.
TON
R AVE
BAL FOU
MIL
WEL LING
UE
UT
UE
AVEN
O
UE
UE
AVEN
MARTIN
UE
AVEN
ING
EDGELEY AVENUE
OND AVEN
READ
OXFORD AVE.
RICHM
AVEN
CHAT HAM
CLEARVIEW AVENUE
AVENUE
FRANKLIN
LINDEN
E NO. 585)
(COUNTY ROUT
ST. CHARLES
PLACE
WIND SOR
E N O.
ROAD
ROAD
N O. 646)
ROAD
AVEN
TIC
BOULEVARD
AVENUE
UE
HOME
E
(U.S. ROUT
AD
TY ROUT
(COUN
R AVEN
NO. 9)
RO
ROUT E
FRANKLIN
AVEN
AR K
NEUM
IC
PACIF
AVEN UE
ELL
MAXW
L
MIL
(COU NTY
BLVD .
AVEN UE
AVEN UE
UE
PSON
CT.
DELILAH
O
PSON
ET CT.
AVEN UE
BART LETT
AN
ATL
UE
AVEN UE
MAIN
PL.
ARD
MALL
ON
ELKT
UE
EN
RR
FA
THOM
SUNSET
SUNS
GLE
NW
AVEN
LINDLEY
AVEN UE
S
ED
LE
DELIL
AVE NUE
TON
AVEN UE
LINDLEY
L AV
EL
AVEN UE
UE
PRI NCE
S
LEED
IOWA
AVEN
UE
AVEN
FRANKLIN
SHANE CT.
COURT
ARD
MALL
BLVD .
LEEDS
Preexisting
COM
Commercial
Zoning
AVENUE
E.
CITY OF NORTHFIELD
98
VOLUME 1 of 2
Accordingly, it is recommended that the unitary COM Zone be divided
into Districts of varying development intensity, with Use and Bulk
standards tailored to more appropriately conform with locational
characteristics. Specifically:
i.
Proposed RC Regional Commercial Zone
At Publication, the area along the Black Horse Pike between New
Road and the City’s western boundary was zoned COM with a
Designed Shopping Center Overlay.
Given the larger lot sizes in this section of the City and the
significant traffic access available through the Black Horse Pike,
existing COM Zoning does not take full advantage of this area’s
potential to provide goods and services on a regional level.
Recommended
RC rezoning
WASHINGTON
ABBEY
LANE
608)
LANE
AVENU E
STREE T
BRAD ST.
VOLA
(COUNTY ROUT
E NO.
STREET
AVENU E
STREET
CLIN
IRELAND ST.
WASHINGTON
LEH
DO
SOME
HT
UG
Accordingly, it is recommended that the area along the Black Horse
Pike between Second Street and the western edge of the City be
rezoned RC Regional Commercial.
THIRD
RC
AVENUE
INC.
24' WIDE RI GHT OF WAY
DEV
INS
H
UG
RC
AI R RIG HTS
& BRIDGE
TY
DECATUR
BLACK HORSE PIKE
8' W IDE PRIVATE
RIG HT O F WAY
STREET
RAIL
DO
AH
S
WEST JERSEY
J. P.
AVENUE
WEST JERSEY
NO
SECO ND
FOURTH
WIDE
R
15' OF WAY IGH T
R IGH
T OF
WAY
NEW
LAN
E
8' R/W
15'
AVENUE
CHESTNUT
R OA
D
SHEFFIELD AVE.
AVE.
RM
STO
15'
WID
E
STREET
BAYVIEW
D
STREET
FAIRVIEW
R OA
AVENUE
CH
ELM
ET
AVENUE
CHESTNUT
STREET
AVENUE
R OU
TE N
O. 9)
E
CIRCL
TTE
LAFAYE
LANE
BR
AVENUE
EDGEWATER
Y
SON
JOHN
HT
T
EE
STR
UG
DO
OWN
NEW
RAV
ELIN
G
AVE
NUE
M
AP
LE
E
STR
ALD
ER
AVE
NU
E
Y
SE
JER
W
NE
CHUR
RISLEY
AR
RO
AD
S
CE
D
WRIGHT
SE
AVE
.
WER
EAS
E MEN
T
AVENUE
AH
NO
OHIO AVE.
10' X1 00 ' ACCE SS
EAS EM ENT
CT.
D
CED
AR
A
RO
LAN
E
Recommended Permitted Uses in the proposed RC Zone are:
General Commercial and Service Activities,
defined as uses designed to provide for the
routine needs of the citizens of Pleasantville.
Examples include: convenience stores with fuel
dispensing facilities; non-“big box” general
retail / appliance / hardware stores; non-‘chain’
/ non-franchise hobby shops, sporting goods
shops, pet shops and book shops; antique /
99
VOLUME 1 of 2
boutique / clothing / jewelry / gift shops; and
like and similar activities.
Regionally-Oriented Commercial and Service
Activities, defined as uses designed to provide
for the needs of the citizens of eastern Atlantic
County.
Examples include: supermarkets;
pharmacies
(including
drive-through);
convenience stores, including those with fuel
dispensing facilities; package liquor stores;
furniture stores; “big-box” retail / appliance or
home improvement stores; department stores;
‘chain’ / franchise hobby stores, sporting goods
stores, pet stores and book stores; general
appliance repair; upholstery / furniture repair;
financial institutions, banks and loan offices;
professional, administrative or consulting
service offices; and like and similar activities.
Professional, administrative
services offices.
or
consulting
Medical and Dental Complexes.
Administrative offices and related facilities as
may be necessary and convenient to the
provision of municipal, county, state or Federal
governmental services.
Fully-enclosed
eating
and
drinking
establishments (both eat-in and take out),
including drive-through.
Bars115 and Taverns.116
Child-care center as per the guidelines of § 29032G as Conditional Use, conditioned upon:
•
an appropriate porte-cochere area wherein
enrolled children may be picked-up or
dropped-off in a secured environment which
is clearly separated from general street
traffic;
115
Defined as an establishment serving alcoholic beverages but not food
116
100
VOLUME 1 of 2
•
dedicated on site-parking for all employees
as well as one (1) space for each four (4)
enrolled children in order to provide parking
for parents wishing to observe the
•
dedicated, fenced, fully secured and age
appropriate lawn areas for outdoor
recreation space for enrolled children of
various age groups.
Designed Shopping Centers, defined as an
integrated development of such uses as retail
stores
and
shops,
personal
service
establishments, professional and business
offices, banks, post offices, restaurants and
auditoriums, and like and similar uses, housed in
an enclosed building or buildings, utilizing such
common facilities as customer parking,
pedestrian walkways, truck-loading and-unloading space, utilities and sanitary facilities and
having a minimum total floor area of 50,000 s.f.
Commercial Centers, defined as an integrated
development consisting of a combination of
uses otherwise individually permitted in the
subject Zoning District, housed in an enclosed
building or buildings on a single lot or collection
of contiguous lots forming a single parcel,
utilizing such common facilities as customer
and employee parking, pedestrian walkways,
truck-loading and -unloading space, utilities
and sanitary facilities and having a maximum
total floor area less than 50,000 s.f.
Automobile fueling stations, with or without
automotive repair, provided that they include
convenience stores on premises;
Automobile, boat or watercraft sales through
franchise dealers;
Hotels and motels;
Commercial Parking Facilities owned and/or
operated by the City of Pleasantville Parking
Utility. Proprietary parking lots and/or facilities
and loading facilities as Accessory Uses.
101
VOLUME 1 of 2
It is further recommended that bulk standards for the RC Zone be
established to assure that they are appropriate for the type and
scope of development envisioned; and that any proposed standards
be made within the context of the amendments to the Land Use
Ordinance resulting from this Comprehensive Master Plan Update.
ii. Proposed NC Neighborhood Commercial Zone
(a) At Publication, the area along Main Street between Greenfield
and Ryon Avenues was zoned COM. However, much of the
lands on both sides of Main Street to the north and the south of
this COM Zone were in commercial use, despite SFR-75 zoning.
Accordingly, and consistent with the City’s policy to maximize
commercially-zoned lands where appropriate (Objective 6.7.2. B.
herein), it is recommended that this COM Zone be expanded to
include lands between Edgewater and Shadeland Avenues.
RAV
ELIN
G
Consistent with the City’s policy to discourage inappropriate and
incompatible land uses where such uses would serve to negatively
impact existing development patterns (Objective 6.2.3. E. herein),
it is recommended that these lands be zoned NC Neighborhood
Commercial, whose intent is to provide for those lower impact
(neighborhood-oriented) retail and service activities necessary to
address the needs of the residents of the City without (generally)
negatively impacting the surrounding residential neighborhoods.
Preexisting COM Zone ~
recommended
NC Neighborhood
EDGEWATER
Commercial rezoning
AVENUE
STREET
PROSPECT
EDGEWATE
GREENFIELD AVENUE
MAIN
OAKLAND
WILLAR
D
CO M
E
PARK
AVE
AVENUE
AVENU
BRO
AD
PARK
AVENUE
KNOLL P
GREENFIELD
R- 7 5
R-50
MAPLE AVENUE
RYON
AV
AVENU
E
UTE N
O. 58
5)
ND
Recommended
NeighborhoodAVE
Commercial Zone
FRAMBES NC
102
VOLUME 1 of 2
Within this context, it is recommended that Permitted Uses within
the NC Neighborhood Commercial Zone be limited to:
Neighborhood-Oriented Commercial and
Service Activities, defined as uses designed
to provide for the routine needs of the
residents living in the vicinity of the subject
use. Examples include: grocery / specialty
food stores; convenience stores without fuel
dispensing facilities; video rental / sales; non“big box” general retail / dry goods stores;
fabric stores; hair and nail salons / barber and
beauty shops; tailor shops; greeting card /
stationary / florist shops; retail dry cleaners
(no commercial cleaning on premises); shoe
Professional, administrative or consulting
services offices.
Medical and dental offices, limited to
buildings conforming with SFR-50 bulk
regulations
Administrative offices and related facilities
as may be necessary and convenient to the
provision of municipal, county, state or
Federal governmental services.
Small (carry in) appliance repair as a
Conditional Use, conditioned upon floor
plan area restrictions of 1,875 s.f.
Self-service laundry (Laundromats) as a
Conditional Uses, conditioned upon a
maximum number of 20 washers and 20
dryers wherein all washing, drying, folding
and other operations are conducted solely
by the patrons of the facility.
Fully-enclosed
eating
establishments
(restaurants: both eat-in and take-out),
excluding drive-through facilities.
Window-service for ice-cream or similar
takeout fare
103
VOLUME 1 of 2
(b) Lakes Bay Waterfront Redevelopment Area117
At Publication, the City’s official Zoning Map did not reflect the
elimination of the WC118 Waterfront Commercial Zone in favor
of the Lakes Bay Waterfront Redevelopment Area.
In accordance with the adopted Redevelopment Plan for the
Expanded City Center area, the City’s Zoning Map must be
amended to reflect this adjustment.
Additionally, during the process of amending the Redevelopment
Plan for the Lakes Bay Waterfront Redevelopment Area, Block
254 (the site of the Epiphany Evangelical Lutheran Church) was
deleted from the Redevelopment Area but never returned this
block to standard zoning.
Block 254 is located at the intersection of Franklin Boulevard
and Tunis Avenue, two of the primary access-ways to the
Redevelopment Area. As such, this block would provide an
ideal location for a neighborhood convenience center.
FRAN
Accordingly, it is recommended that Block 254 be zoned NC
Neighborhood Commercial.119
ANSLEY
BLVD.
D.
BLV
LBRA
DR.
HAMPDEN COURT
VELT
BAYVIEW
AVENUE
EDGEWATER
AVENUE
10' DRAINAGE EASEMENT
R.O.W
OAKLAND
Block 254:
Recommended NC
Neighborhood
GREENFIELD
Commercial Zone
117
AVENUE
AVENUE
section 6.3.7. D. herein
118
a.k.a. “WFC”
119
While it is not the City’s intent to remove the existing Church from this area, it is the intent to make the land attractive for market
forces should the Church wish to relocate from this block.
104
VOLUME 1 of 2
iii. Proposed GC General Commercial Zone
BOUL EV
ARD
Proposed City
Center Area
expansion
EET
MERION
AVENUE
ST R
EVANS LANE
AVE N
UE
COLLINS
FIRST
IN
FRANKL
TER.
PLEASANT
CBD
AVE.
TURNPIKE
OLD
JR.
ST.
LAKE
AVE NUE
GRANT
AVENUE
MADIS ON
AVE.
FIRST STREET
CITY CENTER
AREA
SECOND
AVEN UE
MILAN
CH CLAS S I
NEW FIELD BRAN
MILAN AVENUE
AVENUE
AVENUE
JERSEY
GREEN STREET
LENOX AVE.
GC
Y ROUT
AVENUE
CHESTER
BOULEVARD
E NO .
58 5)
STREET
BLACK HORSE PIKE
AVENUE
(COUNT
TUNIS
TUNIS
COURT
CBD
LYONS
WEST
COURT
STREET
AVENUE
INGERSOLL AVENUE
HAMPDEN
SECOND
BROOKVILLE
CHARLES
PENNY LANE
CBD
LINDEN AVENUE
PLACE
AVENUE
LAKE
AVENUE
MADISON
STREET
AVENUE
STREET
ADAMS
AVENUE
AVENUE
AVENUE
MA IN
AVENUE
ABBEY LANE
AVENUE
PLEASANTV ILLE
PLACE
GUARD
LINDEN
GC
FIRST
SECOND
STREE
T
MERION
HARRIS
JA C
KSO
N
LAN
E
Recommended
CBD Central
Business District
FR
AVEN
(a) Section 6.3.2. A. (5) b. of this Comprehensive Master Plan
Update recommends a reduction of the CBD from the Atlantic
City Expressway to Adams Avenue to the north, from
Edgewater Avenue to Wright Street to the south and from Lyons
Avenue to Franklin Boulevard to the east.
AVENUE
ANSLEY
ST R
BAYVIEW
AVENUE
EET
AVENUE
ST REET
CHESTNUT
AVENUE
AVENUE
WRIGHT
HAMPDEN COURT
STREET
FRANKLIN
RO
OS
EV
EL
T DR.
GC
BLVD.
D.
BLV
ANSLE Y
EDGEWATER
Recommended
GC General
Commercial Zone
AVENUE
AVENUE
105
VOLUME 1 of 2
It is recommended that these areas be rezoned GC General
Commercial.
Consistent with the City’s policy to maximize commerciallyzoned lands where appropriate (Objective 5.7.2. B. herein), it is
further recommended that the GC Zone be expanded to include
contiguous vacant lands in other zoning districts.
(b) At Publication, the section of the City fronting New Road
between the Atlantic City Expressway and the J.P. Rail right-ofway at West Jersey Avenue was zoned COM Commercial.
Since the adoption of the current zoning map, certain lots along
Mill Road in the adjacent SFR-60 Zoning District have been
consolidated, creating larger parcels which are more
appropriate for commercial development.
E
Rezone GC
General
Commercial
D
E
BYR
DLA
ND
L
ST R
WOO
TIC
LA N
E
ATLAN
(U.S. ROUTE NO. 9)
AVENUE
NUE
ET
SWAY
S T RE
TERRAC
EXPRES
MIL
KS
LANE
HENDRIC
STREET
CORNELIUS
ROAD
E
THIRD
NEW
AVENUE
STREET
GC
GLADSTONE AVE.
FOURTH
AVENUE
ADAMS
STREET
R-60
BELMONT
D
FOURTH
ROA
THIRD
PLEASANT
E NO. 608)
STREET
KIN
FOURTH
ROAD
WASHINGTON
Recommended
GC General
Commercial zoning
ASS I
LUTHER
STREET
BRAD STREET
(U.S. ROUTE NO. 9)
IRELAND STREET
MARTIN
THIRD
In light of such
consolidations, and
consistent with the
City’s policies to
maximize commercially-zoned lands
where appropriate
(Objective 5.7.2. B.
herein) and to avoid
bisecting blocks
where practical
(Objective 5.2.4. F.
herein), it is recommended that this zone
be expanded to Mill
Road and designated
a GC General
Commercial Zoning
District.
WEST JERSEY
AVENUE
CO. OF N.J.
SOUTHERN R.R.
106
VOLUME 1 of 2
(c) At Publication:
i.
The COM Zone north of the Atlantic City Expressway
included the lots fronting the east side of New Road between
the Expressway and one lot north of Delilah Road and the
lots fronting the west side of New Road between the
Expressway and Sunset Court.
Such geometry does not take full advantage of the
commercial potential along the west side of New Road120
and extends the COM Zone into the residential
neighborhood on the south side of New Road.121
Accordingly, it is recommended that the area between the
Atlantic City Expressway and Delilah Road west of New
Road be rezoned to commercial use and that the portion of
the current COM Zone extending east into the residential
neighborhood be rezoned SFR-50 and that such commercial
zone be redefined as GC General Commercial.122
S
MALLARD PL.
AVENUE
ROAD
MAIN
FLORENCE
ST. CHARLE
S
PLACE
AVENUE
ROUTE NO.
585)
LINDEN
STENTON
CHATHA
(COUNTY
R-50
READING
L
MIL
A
RO
D
AVENUE
BALFOUR AVE.
WALNUT
AVENUE
BRIGHTON
TERRACE
EXPRESSWA
Y
Recommended COM
Commercial Zone
reduction / SFR-50
zone expansion
LORAINE
MUL BER
MARTIN
TERRAC
E
9)
ATLANTIC
AVENUE
120
At Publication, zoned IND Industrial (section 6.3.2. C. herein)
121
Such “extension” received ‘d’ variance relief in 2007 in order to permit residential construction in this area.
RY
AVENUE
GELEY AVE
NUE
MULBERRY
122
WINDSOR
AVENUE
READING
WELLINGTON
MARTIN
GC
ATLAN
STREET
UE
THOMP
AVENUE
OXFORD AVE.
AVEN
SECOND ST.
ING
GC
EMERSON AVE.
RE AD
STRATFORD
AVE.
NEW
RICHMOND AVENUE
AVENUE
ROAD
MF
WINDSOR AVENUE
LIND
PACIFIC
MAXWELL
DELILAH
PRIN
AVENUE
GC
KLINE
THOMPSON
HOMER AVENUE
ROAD
AVENUE
(U.S. ROUTE NO. 9)
BARTLETT
R-50
LINDLEY
MF
SUNSET CT.
SUNSET CT.
AVENUE
Caring Campus:
Recommended
MF Multi-Family
Rezoning
AVENUE
AVENUE
AVENUE
NEUMARK
LI
R-50
LEEDS
ELKTON
AVENUE
Recommended
GC General
Commercial
zoning
Consistent with the recommendation made in section 6.3.1. D. (5) b. herein, it is further recommended that the portion of the
Delilah Road COM Zone encompassing the Caring adult daycare / residential campus be rezoned MF Multi-Family.
107
VOLUME 1 of 2
ii. The COM Zone north of the Atlantic City Expressway
extended along the lots fronting Delilah Road between New
Road and Main Street.
The shallow “isthmus” of commercially-zoned land along
Delilah Road limits commercial activity in this area to small
offices (typically) housed in preexisting residential structures.
As such, this geometry does not take full advantage of the
commercial potential along heavily-traveled Delilah Road.
RICHMOND AVENUE
MAIN
AVENUE
AVENUE
ROAD
AVENUE
AVENUE
AVENUE
GC
WINDSOR
FLORENCE
ST. CHARLE
S
PLACE
MF
THOMPSON
ATLANTIC
AVENUE
ROAD
NEW
WINDSOR AVENUE
AVENUE
PACIFIC
MAXWELL
DELILAH
AVENUE
LINDLEY
AVENUE
STENTON
BOULEVARD
KLINE
TY ROUTE NO. 646)
AVENUE
EN
AVENUE
AVENUE
THOMPSON
HOMER AVENUE
BARTLETT
(U.S. ROUTE NO. 9)
SUNSET CT.
PRINCETON
MF
SUNSET CT.
R-50
Caring Campus:
Recommended MF
Multi-Family Rezoning
LINDLEY
FRANKLIN BLVD.
ELKTON
AVENUE
AVENUE
NEUMARK
I
FRANKLIN BLVD
MALLARD P
R-50
Recommended GC
General Commercial
zoning
LEEDS
PLACE
Consistent with the City’s policy to maximize commerciallyzoned lands where appropriate (Objective 5.7.2. E. herein), it
is recommended that the commercially zoned lands in this
area be expanded to include contiguous lands north of
Delilah Road, and that the zone be redefined as GC General
Commercial.
iii. At Publication, the boundary lines of the SFR-50 Zoning
District to the east of Main Street and the SFR-75 Zoning
District to the west of Main Street between Delilah Road and
the Atlantic City Expressway were contiguous with the
commercially-zoned land fronting Main Street. This area
includes vacant lands and underutilized warehouse / garage
space(s).
Consistent with the City’s policy to maximize commerciallyzoned lands where appropriate (Objective 5.7.2. E. herein), it
is recommended that the area currently zoned commercial
be expanded to include these vacant or otherwise
underutilized lands.
It is further recommended that the commercial zone be
redefined as GC General Commercial.
108
VOLUME 1 of 2
THOMPSON
Recommended
AVENUE GC
General Commercial
zoning
PACIFIC
AVENUE
AVENUE
AVENUE
MF
ATLANTIC
GC
AVENUE
AVENUE
STENTON
ROUTE
NO. 585)
PLACE
GC
R-75
(COUNTY
CHATHAM
READING
AVENUE
FRANKL
IN
LINDEN
FLOREN
CE
WINDSOR
BOULEV
AR
D
AVENUE
MF
WALNUT
W AVEN
UE
MAXWELL
FRANKLIN BLVD.
AVENUE
CLEARV
IE
THOMPSON
AVENUE
AVENUE
AVENUE
UE
Recommended
GC General
AVENU
E
Commercial
zone
expansion
MULBER
RY
FRANKL
IN AVEN
Y AVEN
UE
E
ENUE
AVENU
EDGELE
MULBER
RY
STREET
LORAINE
iv. At Publication, the zone boundary lines separating the COM
Zone from the SFR-60 Zone (east of New Road) and the
SFR-75 Zone (west of New Road) ~ between Decatur
Avenue / Church Street and the City’s southern boundary ~
follows the rear property lines of the lots fronting New Road;
thereby bisecting the blocks and resulting in relatively
shallow lots in the COM Zone.
In many instances, the residentially-zoned lots abutting the
COM Zone are vacant.
109
VOLUME 1 of 2
Consistent with the City’s policies to maximize commerciallyzoned lands where appropriate (Objective 5.7.2. B. herein),
to discourage inappropriate and incompatible land uses
where such uses would serve to negatively impact existing
development patterns (Objective 5.2.3. E. herein) and to
avoid bisecting blocks where practical (Objective 5.2.4. F.
herein), it is recommended that this COM Zone be rezoned
GC General Commercial and that such GC Zoning be
expanded east and west along New Road to include vacant
or other-wise underutilized lands to avoid bisecting blocks.
D
FIEL
NEW
CLA
S
TUR
DECA
.J.
)
/322
O. 40
D
FIEL
SHEF
UE
AVEN
ET
STRE
CL
CIR
UE
NS
D
ON
EN
D AV
EN
E AV
MA PL
UE
UE
WIL
RO
AD
TTE
LAFAYE
R.
NFIEL
0
D
DO
UG
HT
Y
E
N
OW
BR NE
LA
E
TT
YE
FA
LA
EY
H
JO
GR EE
(U.S. ROUTE NO. 9)
RISL
ET
R
WATE
EDGE
AVEN
ROAD
H
RT
LA
N
C
UR
CH
IEW
BAYV
PO
AVENUE
EY
RS
JE
UE
GC
W
NE
AVEN
OHIO
ET
RE
ST
NO
AH
S
VIEW
FAIR
RO
AD
ELM
PIK E
ALDER AVE
NUE
SE
HO R
K
T
WRIGH
ET
STRE
TE N
UE
AVEN
R OU
(U.S
UE
AVEN
DO
UG
HT
Y
RAVELING AVE.
N
. OF
CH
BRAN
Recommended GC
General Commercial
zoning
SHAW
UE
AVEN
PARK
UE
AVEN
AVEN
UE
AVEN
SHADELAND
AVENUE
UE
PARK
GLENDALE
ROAD
AVENUE
AVENUE
ENUE
TREMONT
AVENUE
AVENUE
AVENUE
AVENUE
AVE
NUE
ON
PAR
K
AVENUE
Mc KINLEY
NEW
COLUMBIA
GC
AVENUE
ROAD
AVENUE
Recommended GC
General Commercial
rezoning
TILTON
RIDGEWOOD
ROAD
BROA D
SON
FLORAL
ASHL AND
LANGSTON AVE.
CRE
S
AVENUE
AVENUE
JEFFERSON
LINCOLN
WOODSIDE
TON
HARRISON
AVENUE
FERNWOOD
HLAND
AVENUE
CITY OF NORTHFIELD
(d) Any portion of the existing COM Zone not addressed herein be
redesignated GC General Commercial, without change to its
geometry.
(e) At Publication, Permitted Uses in the COM Commercial Zone
included:
110
VOLUME 1 of 2
i.
“Retail stores and service establishments, including pickup
stations for laundries and cleaners where the work is done off
the premises”, “Personal service establishments, including but
not limited to barber-and beauty shops, tailor and similar
facilities”, “Banks (if drive-through, subject to site plan approval
by the Planning Board)”, “General business and professional
offices”, “Minor repair operations for televisions, radios,
watches, shoes and appliances” and “Retail shops or stores
engaging in the limited fabrication or processing of goods”.
It is recommended that this language is antiquated and not fully
reflective of the types of uses and level of intensity appropriate
to a General Commercial zoning district. It is therefore
Neighborhood-Oriented Commercial and
Service Activities, defined as uses
designed to provide for the routine needs
of the residents living in the vicinity of the
subject use. Examples include: grocery /
specialty food stores; convenience stores
without fuel dispensing facilities; video
rental / sales; non-“big box” general retail
/ dry goods stores; fabric stores; hair and
nail salons / barber and beauty shops;
tailor shops; greeting card / stationary /
florist shops; retail dry cleaners (no
commercial cleaning on premises); shoe
General Commercial and Service
Activities, defined as uses designed to
provide for the routine needs of the
citizens of Pleasantville.
Examples
include: pharmacies (including drivethrough); convenience stores with fuel
dispensing facilities; non-“big box”
general retail / appliance / hardware
stores; non-‘chain’ / non-franchise
hobby shops, sporting goods shops, pet
shops and book shops; antique /
boutique / clothing / jewelry / gift shops;
and like and similar activities.
Professional, administrative or consulting
services offices.
111
VOLUME 1 of 2
Medical and Dental Complexes
Appliance Repair
Self-Service Laundry (Laundromats),
including washing, drying, folding and
other operations conducted by employees
of the facility.
Window-service for ice-cream or similar
takeout fare
ii. “Fully enclosed eating and drinking establishments”.
It is recommended that these uses be redefined for the GC
Zone as:
Fully-enclosed eating establishments
(restaurants: both eat-in and take-out),
including drive-through facilities.
iii. Permitted Uses in the COM Commercial Zoning District
included “Public buildings operated by the City of Pleasantville;
government buildings” and “Quasi-Public establishments”.
It is recommended that this language is antiquated and that no
satisfactory definition of “Quasi-Public” exists. Accordingly, it is
recommended that these uses be redefined for the GC Zone
as:
Administrative offices and related facilities
as may be necessary and convenient to
the provision of municipal, county, state or
Federal governmental services.
Fraternal, social, educational, charitable
or eleemosynary facilities.
Public or private training facilities
offering life skills, trades or career
educational courses.
123
124
112
VOLUME 1 of 2
iv. Permitted Uses in the COM Commercial Zoning District
included “Existing gasoline service stations present at the
time of passage of this chapter” and “Automotive sale and
service establishments”125.
It is recommended that gasoline service stations in the GC
Zone not be limited to existing operations and that these
uses be redefined as:
automobile fueling stations, with or
without automotive and/or marine
engine, body or interior repair, which
may or may not include convenience
stores on premises;
Automated or manual car washes;
Automobile, boat or watercraft sales
through franchise dealers;
v. Permitted Uses in the COM Commercial Zoning District
included “Commercial parking lots”125.
Clearly, permitting a proliferation of commercial parking lots
is not the highest and best use for land in the City.
The Circulation Plan Element of this Comprehensive Master
Plan Update (section 10.0 herein) details the City’s efforts to
create municipal parking lots in the Central Business District,
with additional lots possible in other sections of the City.
It is recommended that the Principal Uses in the City’s
commercial districts126 be amended to permit “Commercial
Parking Facilities owned and/or operated by the City of
Pleasantville Parking Utility”127 and that proprietary parking
lots be limited to Accessory Uses.
vi. Permitted Uses in the COM Commercial Zoning District
included “All existing residential structures present at the
time of the passage of this chapter” (i.e., November 16,
1987).
125
Subject to Site Plan Approval by the Planning Board.
126
Regional Commercial (R-C), Neighborhood Commercial (NC), General Commercial (GC) & Central Business District (CBD)
127
Created via Ordinance No. 34-2002
113
VOLUME 1 of 2
By including this language, the City (presumably) sought to
protect [then] existing residential uses from being deemed
nonconforming due to their location in a commercial zone;
thereby relieving such uses from the requirement of variance
relief on a prospective basis.
While the language as adopted may ‘protect’ a residential
property as to use, it does not afford any such ‘protection’
with respect to bulk standards.128
Section 68 of the Municipal Land Use Law provides that
“Any nonconforming use or structure existing at the time of
the passage of an ordinance may be continued upon the lot
or in the structure so occupied…”; thereby rendering the
City’s language as to pre-existing residential uses in the
COM Zone moot. Accordingly, it is recommended that such
language be deleted from Chapter 290.129
vii. Permitted Uses in the COM Commercial Zoning District
included “Child-care center as per the guidelines of §290-32G.”
N.J.S.A. 40:55D-66.6 requires that child-care centers for
which a license is required from the Department of Human
Services130 shall be permitted in all non-residential districts.
Child-care centers are therefore de-facto permitted uses in
the City’s COM Commercial Zone under state law.
However, given extremely high level of traffic along the Black
Horse Pike, Delilah Road, New Road and Main Street, such
facilities must be designed with great care.
Accordingly, it is recommended that any such centers be
permitted in the GC General Commercial Zoning District, but
as Conditional Uses under the guidelines established under
§290-32G, and further conditioned upon the facility having:
128
E.g., a property owner seeking to repair a 100 year old single-family dwelling on a 7,500 s.f. lot in the COM Zone may not require ‘da’ (use) variance relief for the residence, but would, under the adopted language, require ‘c’ variance relief for an undersized lot.
129
With respect to such lawfully-preexisting nonconformities, the law provides that “[t]he prospective purchaser, prospective
mortgagee, or any other person interested in any land upon which a nonconforming use or structure exists may apply in writing
for the issuance of a certificate certifying that the use or structure existed before the adoption of the ordinance which rendered the
use or structure nonconforming.” Such a Certificate is a conclusive document providing the interested party the protection that
the City’s language otherwise sought.
An application for a Certificate of Nonconformity may be made to the administrative officer within one year of the adoption of the
ordinance which rendered the use or structure nonconforming. After such year, application must be made to the Zoning Board of
Adjustment. Evidence supporting such use/building configuration includes tax records, surveys, Sandborn or similar maps, utility
bills and like and similar documents.
130
Pursuant to N.J.S.A. 30:5B-1 et seq.
114
VOLUME 1 of 2
•
an appropriate porte-cochere area wherein enrolled
children may be picked-up or dropped-off in a secured
environment which is clearly separated from general
street traffic;
•
dedicated on site-parking for all employees as well as
one (1) space for each four (4) enrolled children in order
to provide parking for parents wishing to observe the
•
dedicated, fenced, fully secured and age appropriate
lawn areas for outdoor recreation space for enrolled
children of various age groups.
viii. Permitted Uses in the COM Commercial Zoning District
included “Commercial Centers, subject to site plan approval
by the Planning Board” and “Hotels and motels”. It is
recommended that these uses be retained in the GC
General Commercial Zoning District.
ix. Outdoor storage of goods, articles, appliances and vehicles
were prohibited in commercial districts unless items being
stored were to be sold on the premises. The articles and
goods, etc., were to be screened in a manner which prevents
their being viewed from any residential property. Such
provision did not apply to vehicles parked overnight that were
necessary and required for the operation of the commercial
establishment upon which said vehicles were located.
It is recommended that such provision be redefined as an
Accessory Use and relocated to such the appropriate section
of the Land Use Ordinance.
x. The Principles and Objectives forming the City’s Housing
Policy (section 5.3 herein) contain statements with regard to:
•
the need to provide for the creation of housing units to
service a segment of the housing market not currently
represented in the City;
•
the need to provide for increased homeownership
opportunities in the City;
•
the need to provide for both rental and ownership
housing and housing for a variety of age groups and
affordability ranges.
115
VOLUME 1 of 2
The City’s Planners recommend that an opportunity exists to
achieve these goals ~ while providing for the critical mass of
patrons necessary to support the City’s economic base ~ by
permitting residential dwelling units in the proposed NC, GC,
CBD and RC zoning districts under the following conditions:
•
All residential space shall be located above a groundfloor permitted use;
•
All residential units shall be accessed directly from an
entryway independent of the building’s commercial
space, which entry shall be located on the building’s
primary street frontage;
•
Where commercial space and residential space are
located on the same floor, all residential space shall
be totally and clearly separated from and not
accessible to the commercial space from within the
building;
•
No dwelling unit shall contain less than 800 s.f. and
have less than 1 bedroom and 1 bathroom (internal to
the unit). Studio apartments shall be prohibited.
xi. Chapter 290131 contains individual bulk and design
standards for what are termed “special uses”, specifically
Designed Shopping Centers, Commercial Parking Lots,
Gasoline Service Stations and automobile repair garages,
automobile car sales and service establishments, general
business and office buildings, hotels and motels and childcare centers.
While these requirements appear to rise to the level of
Conditional Use standards for the “special uses”, the “special
uses” themselves are presented as Principal (and not
Conditional) Uses ~ in the COM Zone.132
This apparent contradictory language directly impacts the
approval process for “special uses”, most notably where a
variance from specific bulk or design standards is
required.133
131
§290-32
132
§290-27
133
Under the Municipal Land Use Law (N.J.S.A. 40:44D-60 & 70), a ‘c’ (bulk) variance may be granted by a municipal Planning Board
as part of a site plan or subdivision approval, except where deviation from a conditional use standard is required. Such deviation may
only be granted by way of ‘d-3’ variance relief by the municipal Zoning Board of Adjustment.
116
VOLUME 1 of 2
Additionally, the “special use” requirements as articulated in
§290-32 are (variously) antiquated; internally inconsistent,
contradictory and/or unnecessarily duplicative to other
applicable sections of Chapter 290; or are otherwise so
inartfully written as to require wholesale revision.
In light of the foregoing, this Comprehensive Master Plan
Update recommends that the concept of “special uses” and
“special use standards” in the various commercial zones be
reviewed and modified as necessary.
xii. No additional changes are recommended for the COM
Commercial Zoning District.
C. IND Industrial Zoning District
(1) The stated intent of the City’s IND Zone is to encourage light industrial
concentrations with an emphasis on planned industrial areas while retaining
natural resources and recognizing the development constraints of the area.
Controls and design standards are constructed to encourage innovative
project planning and construction.
AVENU
E
E
OC EAN
TH
SEVEN
TH
EI GH
E
DR.
PKWY.
TC LAIRE
N
LAUR
EL
AVE.
McCO NNELL
PR INC
MAIN
E
E
AVENU
SU NSET
FRAN KLIN
IC
LINDEN
AVENU
ATLANTI
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TOWNSHIP
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E
R
AVENU E
PL ACE
AVE.
AVE.
WINDSO
ST. C HARL ES
L
MIL
RO AD
WINDSOR
BOU LEVARD
HOMER
UE
N O. 646)
SSW
AY
TE
TY R OU
RE
T AVEN
DELILAH
(COUN
ROAD
N O . 646)
EXP
BAR TLET
IND
DELILAH
TE
TY R OU
E
(COUN
CITY OF NORTHFIELD
117
VOLUME 1 of 2
(2) Permitted Uses in the IND Zone:
a. Light industrial manufacture, processing, assembly or treatment of
materials or products from previously prepared materials within a
completely enclosed building wherein the activities conducted do not
generate harmful or unpleasant pollutants.
b. Research and design laboratories.
c. Public utility structures and facilities.
d. Restaurant facilities, including eat-in and take-out.
e. Fully enclosed wholesale or storage establishments.
f. Self-operated rental (mini) storage facilities, including rental of moving
vehicles and equipment (trucks, vans, lifts, etc.)
g. Gasoline service stations, automobile and truck repair establishments,
including auto-body repair and car washes.
h. Hotel/motels and conference centers, including uses normal and
customary to the operation thereof.
i. Contractor’s warehouse and offices, including material or design
showrooms.
j.
Designed shopping center, subject to site plan approval by the
Planning Board.
k. Wholesale distribution centers, including contractor’s wholesale supply
facilities and wholesale produce or other food-related wholesale operation.
(3) Conditional Uses in the IND Zoning District (subject to Site Plan approval):
a. Open-air lots or enclosed storage facilities for inventoried vehicles
intended for on- or off-site sale or rental.
b. Open-air lots, limited to the temporary storage of towed vehicles by, or
under a contract with, the City of Pleasantville.
If open-air, such lots shall conform to the City’s parking lot design
standards pursuant to §290-50 C. (1) (d) AND shall be screened from
view from any public right-of-way or adjacent residential property by a
fence or wall, as well as by an appropriate combination of plant
material in order to soften the appearance of said fence or wall.
If enclosed, such building shall be screened from view from any public
right-of-way or adjacent residential property by a fence or wall, as well
as by an appropriate combination of plant material in order to soften
the appearance of said fence or wall.
118
VOLUME 1 of 2
The adequacy and acceptability of the landscaping plan shall be
determined by the approving Board.
General commercial (fee based) parking lots are prohibited.
c. While not listed as a permitted Conditional Use in the IND Zone134,
§290-38 permits gasoline service stations in the IND Zone, subject to
certain bulk and design requirements.
(4) Accessory Uses in the IND Zoning District:
a. Outdoor or garaged storage of vehicles, limited to those incidental to
an approved Permitted Use.
b. Enclosed storage incidental to the Principal Permitted Use.
c. Signs.
d. Parking Lots for employees and callers.
e. Administrative offices incidental to an approved Principal Permitted Use.
f. Over-the-counter retail sales to the public, provided that such retail
sales are incidental to an approved Permitted Use.
g. Subject to Site Plan approval by the Planning Board or Zoning Board of
Adjustment, as appropriate, exterior storage of merchandise, products,
equipment or similar material incidental to a Principal Permitted Use,…
h. Employee cafeterias as part of a principal building or as an accessory
building constructed for said purpose.
(5) Bulk requirements for Principal Structures in the IND Zoning District:
a. Minimum Lot Size: 1 acre
c. Minimum Setbacks:
Front & Rear Yards: 45’
d. Maximum Building Height: 35’ and 2½ stories (Hotels & Motels: 2
times the distance to the property line).
e. Maximum Lot (Building) Coverage: 60%
(6) Bulk requirements for Designed Shopping Centers in the IND Zoning District:
a. Minimum Site Size: 5 acres
134
§290-34B
119
VOLUME 1 of 2
b. Maximum Building Height: 40’ or 2 stories
c. Minimum Setbacks: 30’ around all property lines.
d. Maximum Lot (Building) Coverage: 30%
(7) Bulk requirements for gasoline service stations in the IND Zoning District:
a. Minimum Site Size: 15,000 s.f.
c. Maximum Building Height: 25’ or 1 story
d. Minimum Setbacks: Front Yard: 50’
Rear Yard: 30’
Underground Tanks: 25’, [Aboveground] Pumps: 20’
a. As detailed in section 6.3.7. A (5) herein, the City rezoned a portion of
the IND Zone abutting California Avenue and the municipal boundary
line with Egg Harbor Township to SFR-75 via Ordinance No. 5-2008 in
April 2008.
The City adopted the Redevelopment Plan for the Tract on June 30,
2008 (section 6.3.7. A (5) herein).135
At Publication, the City had not amended its Zoning Map in accordance
with the Redevelopment Plan.
135
Remap to
Cal. Ave.
Rehab Area
EGG
HA R B
OR
TOWN
SHIP
The Zoning
Map must be
amended to
reflect this
adjustment.
CITY
OF N
ABS
ECO
ABSECON
California Avenue
Via Ordinance No. 15-2008
120
VOLUME 1 of 2
b. Section 6.3.1 F. herein recommends rezoning a portion of the IND
Zone along California Avenue to R-D Residential Duplex.
AVENUE
CALIFORNIA
R-D
LANE
MOORES
MF
R-50
MF
Recommended R-D
Residential Duplex
zoning
c. Section 6.3.2 (c) i herein recommends rezoning the portion of the IND
Zone fronting New Road north of the Atlantic City Expressway to GC
General Commercial.
Additionally, at Publication, the City’s Zoning Map contains a Public
Utilities (“PU”) Zoning District which encompasses the Atlantic City
Expressway and the South Jersey Transportation Authority / NJDOT
maintenance yard in Block 164.
Recommended GC General
Commercial zoning
UE
BARTLETT AVEN
L
MIL
IND
(COUNTY ROUT
E NO. 646)
ROAD
ROAD
DELILAH
UE
RO
AD
RICH MOND AVEN
WINDSO
AV EN UE
MIL
L
NEW
READING
MARTIN TERRACE
Since the Expressway is
a state-operated public
right-of-way and therefore
not subject to use and
bulk regulations, and
since the adjacent IND
zone permits “public
utility structures and
facilities”, it is recommended that the PU
Zone be eliminated, that
the Expressway not be
‘zoned’ and that the
Expressway maintenance
yard be included in the
adjacent IND Zoning
District.
ATLANTIC
Recommended PU
Zone elimination
AVENUE
L
MIL
CE
121
VOLUME 1 of 2
d. At Publication, the City had declared 15 acres of the IND Zone south of
the Atlantic City Expressway (formerly the City’s municipal landfill) to
be In Need of Redevelopment under the Redevelopment Statute. This
Area, which was entirely City-owned, was designated the Cambria
Avenue Redevelopment Area.
NW
O
O
WO
D LA
ND
O
D
U
EN
AV
AVENUE
E
Cambria Avenue
Redevelopment
Area
E
GL
Preexisting IND
Industrial zoning
CAYUGA
SENECA
SOMERSET
CARA
ONEIDA
ADAMS
The City’s purpose in designating the Cambria Avenue Redevelopment
Area is to return this City-owned property to active and productive use
by transferring the land to a private Redeveloper for the creation of a
light industrial park. At Publication, approximately 10 of the 15-are
Redevelopment Area were actively under redevelopment by a private
development entity.
Details as to the status of this Redevelopment Area may be found in
section 6.3.7. B. herein.
e. As detailed in section 6.3.7. E. herein, the City has declared the
remaining portion of this IND Zone as well as other lands north of the
Black Horse Pike to be In Need of Redevelopment as the Pleasantville
West Redevelopment Area.
122
VOLUME 1 of 2
DL
AVENUE
SENECA
(U.S. ROUTE NO. 9)
AVENUE
GLADSTONE
ROAD
IRELAND ST.
CLINTON
AVE.
LEHIGH
SOMERSET
AVENUE
LUTHER
AVENUE
CAMBRIA AVE.
Y
HT
TERRACE
OAK
AD
UG
BELMONT
CHALFONTE
WESLEY
AVENUE
IND
DO
AD
RO
AVENUE
AVENUE
MAR
TI N
RO
Cambria Avenue
Redevelopment
Area
AVENUE
ONEIDA
WESLEY
ND
AVENUE
ADAMS
BRAD ST.
WASHIN
AVENUE
LAN
E
WASHINGTON
WOOD
LA
WEST JER
SEY
RAIL
INC.
NEW
J. P.
AVENUE
U
DO
EG G H
A R B OR
TOWNS
HI P
SOMERSET
CARA
Preexisting IND
Industrial zoning
AVENUE
CAYUGA
AVENUE
OD
O
UE
EN
AV
NW
O
WO
GH
DEV
IN S
TY
NO
AH
S
NO.
(U.S ROU TE
SE PIKE
BLACK HOR
ROA
D
40/3 22)
Pleasantville West
Redevelopment Area
SHEF
RO
The City’s purpose in designating the Pleasantville West Redevelopment
Area is to utilize the tools and powers available under the Redevelopment
Statute, as well as the Area’s location vis-à-vis the Black Horse Pike
(Pleasantville Shopping Center) in order to stimulate more meaningful
and valuable development as a replacement to the patchwork of
underproductive uses currently existing in this section of the City.
At Publication, no Redevelopment Plan had been adopted for the
Pleasantville West Redevelopment Area. Until such time as a
Redevelopment Plan is adopted, IND Zoning remains in effect.
Recommendations concerning the Pleasantville West Redevelopment
Area may be found in section 6.3.7. E. (2) herein.
f. Recommended Bayside Mixed-Use Zoning District
At Publication, a separate IND Zone extended from Franklin Boulevard to
the City’s eastern boundary line south of the Atlantic City Expressway.
123
VOLUME 1 of 2
This area contains a mixture of environmentally sensitive wetlands and
developable uplands. Uses in this area include a mix of outdoor
storage, enclosed warehousing, single-family housing and vacant lands.
While the location of this area vis-à-vis environmentally-sensitive
wetlands make this section of the City less-than ideally-suited to
industrial development, the combination of bucolic meadow (and
Atlantic City Skyline) views, proximity to the City’s mixed-use City
Center Redevelopment Area and Central Business District, and access
to the Atlantic City Expressway136 make this area very attractive for
higher density market rate vertical development which could take
advantage of these amenities and maximize Pleasantville’s location,
not as just the gateway to Atlantic City, but as a separate viable
location in which people want to live, work and play.
MAIN
E
GUAR
D
PLAC
SW
AY
FIRST
AVENUE
AVENUE
ADAMS
R-75
ES
COLLINS
PR
Recommended BMU
Bayside Mixed-Use zoning
EX
LIND
EN
Accordingly, it is recommended that the westerly portion of this IND Zone
be redesignated as the Bayside Mixed-Use (“BMU”) zoning district, with
permitted uses including 8 to 12 story, multi-family (condominium)
development along the eastern-edge to middle-core of the proposed zone
and commercial uses similar to those proposed for the Central Business
District137 along the Franklin Boulevard and Milan Avenue edges.138
STREET
LAKE PLAC E
TY
CI
AVENUE
AVENUE
CHARLES
BMU
L
AT
AN
TIC
LANE
CBD
AVE.
PENNY
FIRST
OLD TURNPIKE
AVENUE
HARRIS
PLEASANT
AVENUE
BOULEVAR D
TERRACE
AVENUE
BROOKVILLE
MADISON
LINDEN
AVENUE
AVENUE
AVEN UE
INGERSOLL
OLD
AVENUE
CBD
GREEN STREET
LENOX AVE.
Exhibit 3, Exhibit 4, Exhibit 6 & Exhibit 13
137
Section 6.3.2 A. (2) herein
MILAN
(COUNTY ROUT
RN R.R
. CO. OF
N.J.
NEWFIELD BRAN
AVE.
E NO. 697)
AVEN UE
CH CLASS II
AVE.
INC.
JERSEY
136
SOUTHE
WASHINGTON
SOU
R-50
AVENUE
BLACK HORSE
PIKE
COURT
WEST
RAIL
AVE.
COURT
J. P.
PLEASANTVILLE
AVENUE
TE NO. 608)
MILAN
138
ST.
LAKE
MADIS
ON
(COUNTY ROU
AVEN
UE
STREET
CITY CENTER
AREA
FIRST
STREET
TURNPIKE
GRAN
T
EGGEGG
HARBOR
TOWNSHIP
HARBOR
Section 6.3.1 A. (6) d. herein notes the inclusion of an existing SFR-50 Zoning District within the proposed BMU Zone. Additionally,
at Publication, a number of single-family homes were located within the IND Zone and will therefore be within a new BMU Zone.
It is not the intention of this Comprehensive Master Plan Update to remove or otherwise negatively impact existing residential
uses in this section of the City absent a BMU project as envisioned herein. Accordingly, it is recommended that residential uses
existing in the affected area at the time of adoption of the regulations establishing the BMU Zone be considered Permitted
Principal Uses in such zone until such time as such uses are replaced by an otherwise conforming use.
124
VOLUME 1 of 2
FRAN
E
g. At Publication, one of the City’s IND Zoning Districts extended from
Franklin Boulevard to the City’s eastern boundary line south of the
Atlantic City Expressway.
RESSW
AY
LANE
ON
AVENUE
ES
SW
AY
AVENUE
C
IT
Y
CHARLES
PR
AVENUE
EX
NS
TIC
ST.
OLD
TURNPIKE
ELDER
CREE
N
LA
AT
LANE
HARRIS
AVENUE
BMU
PENNY
BOULEVARD
K ROAD
AVENUE
INGERSOLL AVE.
GRANT
AVE.
SOUTHERN
R.R. CO.
OF N.J.
NEWFIELD BRANCH CLASS II
WASHINGTON
AVE.
SOUTHERN R.R. CO.
MILAN
COURT
COURT
AVENUE
AVENUE
BLACK HORSE PIKE
LYONS
HAMPDEN
CHESTER
FRANKLIN
OF N.J.
NEWFIELD BRANCH
AVE.
TUNIS
CLASS II
EGG HARBOR
TOWNSHIP
AVE.
The extremely narrow shape and general wetlands nature of the
eastern ‘tail’ of this Zone and the lack of access thereto makes the area
undevelopable. However, the Southern Railroad maintains an active
freight rail-line through this area and it is anticipated that light-rail
passenger service to Atlantic City might some day be established along
this route.139 Accordingly, it is recommended that this ‘tail’ remain
under existing140 industrial zoning, as such may be modified by the
recommendations detailed elsewhere in this Comprehensive Master
Plan Update.
h. In 2005, the City’s Zoning Board of Adjustment, acting on an
application under N.J.S.A. 40:55d-70b, made an interpretation that the
IND Zone permits multiple permitted uses on a single lot and that
general business offices were permitted in the Zone.
While such interpretation was sought by a single Applicant based on
the particulars of that Applicant’s situation, the interpretation became
applicable to all properties in the IND Zone.
While the concept of multiple uses on a single lot in the IND Zone is
appropriate under certain circumstances on sufficiently-sized lots,
multiple uses are not appropriate for every lot in the Zone, which is the
result of the Zoning Board’s action.
Accordingly, it is recommended that the following language be included
in the IND section of the Land Use Ordinance; thereby clarifying the
intent of the Ordinance and redirecting the Zoning Board’s interpretation:
139
Section 10.0 herein.
140
Recommended to be redesignated LI Light Industrial pursuant to section 6.3.2. C. (8) i. herein.
125
VOLUME 1 of 2
Multiple Principal Uses on a single lot or
within a single building shall be permitted,
provided that each such use is a Permitted
Use in the IND Zone, and further provided
that each such use is located within an
independently-leased
and
separatelyidentifiable space (unit) under unified
management control. Within this context,
multiple corporate entities may operate out
of a single space (unit), provided that such
entities are subsidiaries or related
companies.
Additionally, it recommended that it was never the intent of the IND
Zone to permit general business offices ~ independent of and
unrelated to a Permitted Use in the Zone.
Accordingly, it is
recommended that any reference to “office use” be deleted from the
Permitted Use section of the IND Zone regulations in the Land Use
Ordinance and that such uses be added to the Accessory Use section
for that Zone, and that a total area for such use not exceed 25% of the
total floor space of the host building be established.141
i. The designation of the IND Industrial Zone misrepresents the uses
actually permitted in such Zoning District. As stated in the “intent”
section of the Land Use Ordinance:
The purpose of the IND District is to
encourage light industrial concentrations.
By designating this Zone “INDUSTRIAL”, the City may be inadvertently
sending the signal that more intense uses would be acceptable.
Accordingly, it is recommended that the name of this Zoning District be
modified to “LI Light Industrial”, which more accurately describes the
uses permitted in the Zone.
Additionally, it is noted that the foregoing purpose lacks the detail
necessary to adequately describe the City’s intentions for this area.
Accordingly, it is recommended that the following purpose be adopted:
The purpose of the LI District is to provide
for
and
encourage
light
industrial
concentrations (limited to those uses
specifically enumerated) in locations which
will
adequately
accommodate
such
development while not negatively impacting
141
So as not to conflict with the Land Use Ordinance definition of Accessory Use, which limits such uses to 500 s.f.
126
VOLUME 1 of 2
the public health, safety and general welfare
of adjacent residential neighborhoods.
j.
The following amendments to the Principal Uses permitted in the
existing IND (proposed LI) Zoning District are recommended:
(1) Light industrial manufacturing, processing, assembly or treatment
of materials or products from previously prepared materials within a
completely enclosed building wherein the activities conducted do
not generate harmful or unpleasant pollutants.
It is recommended that this language is inadequate to protect the
residential neighborhoods and environmentally-sensitive lands
surrounding the City’s (to-be-redesignated) Light Industrial zones.
Accordingly, it is recommended that this language be revised as:
Assembly, bottling, compounding, fabrication,
packaging, processing, production or repair
of materials or products from previously
prepared materials within a completely
enclosed building wherein the activities
conducted do not generate harmful or
unpleasant dust, smoke, noise, odors
pollutants
or
recognized
deleterious
substances.
(2) Restaurant facilities, including eat-in and take-out.
It is recommended that this language is antiquated and does not fully
describe the types of uses desired in this location. Accordingly, it is
Fully-enclosed
eating
and
drinking
establishments (both eat-in and take-out),
including drive-through facilities but excluding
(3) Fully enclosed wholesale or storage establishments.
It is recommended that the term “wholesale” is in error and that the
term should be replaced by “warehouse”.
(4) Designed Shopping Center, subject to site plan approval by the
Planning Board.
142
143
127
VOLUME 1 of 2
It is recommended that locating a shopping center in an industrial
zone, even a light industrial zone, would invite conflicts between the
casual shopper traversing the LI-zoned roadways in private
automobiles and the truck driver operating ’18-wheelers’ and other
heavy machinery. It is therefore recommended that such use is
more appropriate to a Regional Commercial zone and therefore
should be deleted from the LI Zone.
(5) While not listed as a permitted Conditional Use in the IND Zone144,
§290-38 permits gasoline service stations in the IND Zone, subject
to certain bulk and design requirements.
It is therefore recommended that such use be located under the
Conditional Use section of the (proposed) LI Zoning District.
(6) It is recommended that permitted uses in the LI Zoning District be
limited to:
Administrative offices, open air yard storage
and other municipally-sponsored facilities,
uses and activities as may be necessary and
convenient to the provision of municipal
services or the support of the general welfare
of the community by the City of Pleasantville.
k. No additional changes are recommended for the IND Industrial Zoning
District.
D. RSC Regional Shopping Center Zoning District
DELILAH
ROAD
(COUNTY ROUTE
NO. 646)
BOU LEVA
RD
E
PLACE
CITY OF
AVENUE
AVENUE
CLE ARV
IEW
AVE .
ABSECON
FRA NKL
IN
AVENUE
RSC
AVENUE
FRA NKL
IN
RY
AVE .
AVENUE
MUL BER
AVENUE
EX
P
CIT
RE
S
SW
AY
ENUE
Y
PENNY
ELD ER
LANE
N
LA
AT
CRE EK
TIC
AVE.
ROAD
ENUE
OLD
TURNPIKE
SOUTHE RN
R.R. CO. OF
N.J.
E.
144
§290-34B
128
VOLUME 1 of 2
(1) The stated intent of the RSC Zone is to promote large-scale developments
oriented to the shopping, resort, tourist and transportation needs of the
region. A wide variety of uses, including motels, hotels, restaurants,
shopping centers or plazas, transportation centers and like facilities are
intended and should be well designed with a common focus and in an
overall plan for the area.
(2) Permitted Uses in the RSC Zone:
a. Bus parking, including drivers’ convenience facilities and communications
control offices.
b. Transportation and related uses, including all transportation uses
permitted under the Atlantic County Transportation Authority145
enabling legislation.
c. Recreational vehicle park, including offices, convenience retail stores,
lounge offices and outdoor/indoor swimming pools and playgrounds.
d. General retail sales and related accessory services.
e. Personal service and custom craft uses.
f. Food produce uses, retail only.
g. Food and beverage uses only, including restaurants, bars, nightclubs
and fast food facilities.
h. Plants (floral), animals (pet shops and kennels) and related uses.
i. Banks, and savings and loan uses.
j. Medical uses, including only chiropractic, dental and medical offices,
medical clinics, psychiatric offices and outpatient surgeries.
k. General and professional offices, business services offices and related uses.
l.
Communications and public or private utilities uses.
m. Educational uses, specifically excluding elementary, secondary an high
schools, whether public or private.
n. Governmental and administrative support uses, including fire, police,
security and visitors’ informational facilities.
o. Cultural, recreational, park(s) and outdoor entertainment uses,
specifically excluding amusement piers or parks; outdoor movie
theaters; and convention and conference uses.
p. Hotels and motels.
145
Subsequent to the adoption of the Chapter 290, the Atlantic County Transportation Authority was absorbed into the South Jersey
Transportation Authority.
129
VOLUME 1 of 2
(3) Bulk requirements for hotels and motels in the RSC Zone are:
b. Minimum Setbacks: Front Yard: 40’
Rear Yard: 40’
c. Maximum Building Height: The greater of 20 stories or 2½ times
the distance from the nearest residential structure.
d. Maximum Lot (Building) Coverage: 40% without constructed parking;
50% with constructed parking.
e. Floor Area Ratio: 3.5, exclusive of constructed parking.
(4) Bulk requirements for commercial/retail in the RSC Zone:
a. Minimum Lot Size: 1½ acres
Rear Yard: 40’
c. Maximum Building Height: The greater of 20 stories or 2½ times the
distance from the nearest residential structure.
d. Maximum Lot Coverage: 38%.
(5) Bulk requirements for office, administrative and educational buildings in
the RSC Zone:
Rear Yard: 40’
e. Floor Area Ratio: 2.5.
(6) Bulk requirements for food and beverage in the RSC Zone:
b. Minimum Setbacks:
Front Yard: 40’
Rear Yard: 40’
130
VOLUME 1 of 2
(7) Bulk requirements for [transportation-related uses] in the RSC Zone:
a. Minimum Lot Size: 5 acres gross, including roadways
Front Yard: 40’
Rear Yard: 40’
c. Maximum Building Height: 35’ above mean sea level.
(8) Bulk requirements for cultural, recreational, park(s) and outdoor
entertainment in the RSC Zone:
Front Yard: 40’
Rear Yard: 40’
c. Maximum Building Height: 35’ above mean sea level.
e. Floor Area Ratio: 0.10.
a. At Publication, the RSC Zone was included in the Gateway
Redevelopment Area.146
DELILAH
ROAD
(COUNTY ROUTE
NO. 646)
BOU LEVA
RD
AVENUE
STENTON
PLACE
CITY OF
CHATH AM
AVENUE
READING
AVENUE
AVE.
ABSECON
CLEA
RVIE W
WALNUT
FRANKLIN
AVENUE
INE
AVEN
RSC
UE
FRAN
KLIN
EDG ELEY
AVE.
AVE .
AVENUE
MULBERR
Y
AVENUE
CIT
RE
SS
W
AY
AVENUE
EX
P
AVENUE
Y
PENNY
LANE
HARRIS
BOULEVARD
AVENUE
Preexisting RSC
Regional Shopping
Center Zoning
LA
AT
N
ELDER
CREE K
TIC
ROAD
AVENUE
INGERSOLL AVE.
OLD
TURNPIKE
GRANT
AVE.
SOUTHE RN
R.R. CO. OF
N.J.
WASHINGTON
146
AVE.
Section 6.3.7. F. herein.
131
VOLUME 1 of 2
Existing uses in this area include single-family dwellings to the extreme
west, with the majority of the area being vacant uplands, dredge spoils
areas and wetlands.147
The City’s purpose in designating the Gateway Redevelopment Area is
to utilize the tools and powers available under the Redevelopment
Statute, as well as the Area’s location vis-à-vis the bucolic meadows,
Atlantic City skyline and proximity to the Atlantic City Expressway in
order to stimulate meaningful and valuable development as a
replacement to the patchwork of underutilized and underproductive
uses currently existing in this section of the City.
At Publication, no Redevelopment Plan had been adopted for the
Gateway Redevelopment Area. Until such time as a Redevelopment
Plan is adopted, RSC Zoning remains in effect.148
b. As detailed in section 6.3.1. C. (6) c. 2. herein. at Publication, the RSC
Zone included the City’s Walnut Avenue Park (Block 274, Lots 24 &
35) as well as six (6) residential lots (Block 273, 51, 52, 54 & 56 and
Block 274, Lots 17 & 19) fronting Loraine Avenue.
It is therefore recomemnded that the western boundary of the RSC
Zone be modified to exclude these properties and that these lots be
rezoned SFR-75.
READING
AVENUE
CLEARV
IEW
AVE.
MF
Recommended RSC
Zone reduction /
SFR-75 Zone expansion
WALNUT
AVENUE
AVENUE
IN
MULBERR
Y
AVE.
AVENUE
FRANKL
EDGEL
EY
AVENUE
AVE.
ET
FRANKL
IN
R-75
LORAINE
RSC
EXPRESSWAY
c. No additional changes are recommended for the RSC Zoning District.
147
Exhibit 7 & Exhibit 13
148
Recommendations concerning the Gateway Redevelopment Area may be found in section 6.3.7. F. (4) herein.
132
VOLUME 1 of 2
E. WC149 Waterfront Commercial Zoning District
(1) At Publication, the City’s official Zoning Map did not reflect the elimination
of the WC Zone caused by the creation of the Lakes Bay Waterfront
Redevelopment Area. With the exception of Block 254, the entirety of the
WC Zone was superseded by the Redevelopment Area.
In accordance with the adopted Redevelopment Plan for the Expanded
Lakes Bay Waterfront Redevelopment Area, the Zoning Map must be
amended to reflect this adjustment.
(2) As detailed under section 6.3.2 B. (7) a. ii (b) herein, during the process of
amending the Redevelopment Plan for the Lakes Bay Waterfront
Redevelopment Area, Block 254 (Epiphany Evangelical Lutheran Church)
was deleted from the Redevelopment Area. However, the City apparently
never returned this block to standard zoning.
Block 254 is located at the intersection of Franklin Boulevard and Tunis
Avenue, two of the primary access-ways to the Redevelopment Area.150
As such, this block would provide an ideal location for a neighborhood
convenience center. Accordingly, it is recommended that Block 254 be
zoned NC Neighborhood Commercial.
FRANK
TUNIS
ANSLEY
BLVD.
D.
BLV
LBRA
LT DR
.
HAMPDEN COURT
ROO
SEVE
Lakes Bay
Waterfront I
TOW
NSH
Redevelopment Area
AVE.
AVENUE
BAYVIEW
AVENUE
EDGEWATER
10' DRAINAGE EASEMENT
R.O.W
OAKLAND
Former WC Waterfront
Commercial zoning
GREENFIELD
AVENUE
AVENUE
Recommended
NC Neighborhood
Commercial zoning
LAKE
(3) Recommendations (1) and (2) remove the Waterfront Commercial Zone
from the City’s Zone Plan. No additional changes are therefore required.
149
a.k.a. “WC”
150
The other being Bayview Avenue.
133
VOLUME 1 of 2
6.3.3 Specialty Zoning Districts
The 1999 Reexamination recommended that independent Cemetery and Public
Utilities zones be created in order to permit and recognize uses which are special
and unique, and which are not easily classified in other zoning districts in the
City. Such zones were established via Ordinance No. 6-1999 as “Specialty
Zoning Districts”.
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CR
E
ME R
AVE N UE
R OA
NSHIP
EGG HARBOR TOW
R
AV
AVE NUE
DE
OD
AVE N
UE
AVE NUE
ME RION
BY R D
L
O
EX PRE S SW AY
WO OD LA ND
UE
MU LB E RRY
NE
S LA
EVA N
MIL
AVE N
AVE NUE
MU LB E RRY
A CE
MA RTIN TE RR
BO ULE VA RD
T.
ND S
UE
EL
UE
AVE N
AIN E
UE
EDG ELE Y AV EN
D
CIT Y
IC
UE
UT
LO R
CIT Y
ATL ANT IC
CE
AV EN UE
F LOR E NCE
WALN
UE
H TON
STR E E T
R OA
BA LFOU
L
E R RY
TE RR ACE
AY
EX PRE S SW
RU
UE
UE
AVE N
BR IG
AVE N
SP
AVE N
AVE N UE
G TON
E.
R AV
MIL
WE LLIN
MU LB
NW
UE
AVE N
AVE N
AVE N
LE
ABSECON
46)
N O. 6
PL A C E
HA M
IN G
UE
AV E .
AV E
.
RD
ST RA TF O
EM E R
SO N
D IN G
REA DING AV
ENUE
G
TE
TY R OU
N
C H AT
R EA D
NUE
R EA
MA RTIN
UE
ST E N TO
E.
OX F ORD AV
N D A VE
AVE N
AVE N
(C O U N
R O AD
H
BO U LE VA RD
6)
N O . 64
AVE N
E
NEW
R IC H MO
AN T
D ELILA
S OR
UT E NO . 5 85)
(COUN T Y RO
EN U
OR AV
U TE
T Y RO
WIN D
ROA D
WIN D S
AH
ATL
T IC
F RANK LIN
(C OU N
R OA D
H
S
ST . CH ARL E
PLA CE
D ELILA
. 64 6)
TE N O
R OA D
LINDE N
UE
H OM ER
O U TE
(U .S. R
D
AV EN
R OA
N O. 9)
UE
L
AVE N
E TT
ATLAN
UE
AVE N
LL
UE
E T C T.
MIL
BA R TL
U
T Y RO
UE
IC
F R AN K
A RK
AVE N
PAC IF
E T C T.
MA X WE
(C OU N
CITY OF
UE
P SO N
UE
P SO N
UE
UE
TH OM
SU N S
SU N S
D EL IL
UE
AVE N
S
Y
Y
RR
ED
E
AVE NU
MA IN
MA LL
AVE N
LIN D LE
FA
LE
AV E NUE
AVE N U
LIN D LE
AVE NUE
UE
AV
EN
AVE N
ELK TON
UE
AR D
P L.
S
LE E D
ET O N
IO WA
AVE N
PR INC
D.
LIN B LV
AVE N
FR AN K
T
T.
SHA NE C
C OU R
D
UE
MA LLAR
LV D
L IN B
.
LE E D
IO WA
Mc CONN E LL
LA
E.
CITY OF NORTHFIELD
A. CEM Cemetery Zoning District
(1) Permitted Uses in the CEM Zone are above or below ground interment.
(2) Accessory Uses in the CEM Zone:
a. Maintenance buildings.
b. Roads and pathways.
c. Directional signs.
134
E
NO . 9)
NUE
R AVE
AN
D BR
FIEL
CH
CL
FIR ST
ST RE
UT E
MIL AN
AV EN
FOUR
ROAD
R. R.
CO .
OF
WE ST
EY
JE RS
UE
AVEN
N.J.
ET
ST RE
HERN
SOUT
NEW
TY RO
ND
SECO
TO N
TH
ING
WASH
)
NO . 608
UT E
d. Maximum Building Height: 15’.
(COUN
UE
AVEN
NEW
TY RO
ET
STRE
LA NE
VO LA
ET
ST RE
ET
ST RE
ET
NE
Y LA
ABBE
THIRD
ON
CL INT
(COUN
. 9)
E NO
ROUT
(U.S.
RE ET
ND ST
ST RE
IRE LA
UE
AVEN
UE
AV EN
H
LE HIG
Above ground structures: 15’
BRAD
AVE NUE
JR.
KING
LUTHER
MARTIN
ET
c. Minimum Setbacks:
Underground burial sites: 10’
from property line.
SA NT
SECO
PL EA
ND
FO
UE
AVEN
TH IRD
FIR ST
W
WINDSO
. 646 )
UTE NO
585)
Y ROUTE NO.
RO AD
TY RO
R
WINDSO
H
ST. CHARLES
PLACE
DEL ILA
. 646 )
UTE NO
TY RO
(COUN
(CO UN
ROA D
LINDEN
AVE NUE
TT
HOM ER
TE
(U.S . ROU
BAR TLE
AVE NU
CEM Cemetery
zoning
FLORENCE
(3) Bulk requirements for the CEM
Zone:
AVE
VOLUME 1 of 2
I
AS S
TUR
DECA
N.J.
HT
Y
.
E NO
ROUT
40/32
2)
FIE LD
SHEF
AVEN
UE
ET
ST RE
CIR
DR
AV EN
ETTE
LAFAY
.
AV EN
R
WATE
ED GE
ND
HT
Y
IEL D
MAPLE
UE
E
AVENU
AVENU
E
WILLA RD
E
N
G
RO
CL
N
OW
NE
LA
SO
UE
AVEN
IEW
UE
AVEN
E
TT
YE
FA
BR
HN
FA IRV
EL M
(U.S. ROUTE NO. 9)
Y
LA
RIS LE
JO
AVEN
NF
GREE
DO
U
LA
U
IEW
BAYV
ROAD
H
RC
RT
E
RS
JE
CH
ET
RE
W
NE
UE
AVEN
OH IO
ST
S
T
PO
AH
Y
AVENUE
NO
AD
UE
RO
PI KE
E
HO RS
ALDE R AVEN
a. No changes are recommended
for the CEM Zoning District.
WR IGH
RAVELING AVE.
AVEN
UE
(U.S
ET
ST RE
UG
AD
UE
PAR K
UE
VE NU
E
D
DO
B. PU Public Utilities Zoning District
646)
E NO .
AVE N
U TE NO . 585)
(CO UN T Y RO
LIND E N
AVE NUE
W ALNUT
AVE NUE
S T.
SE COND
R
9)
E NO.
LA NE
STR E E T
CIT
FR ANK LIN
E
G UA RD PLA C
LI NDE N
ST RE E T
S
HARR
UE
AVE N
E
SO U
697)
NO.
TRE
EN S
PL EA
RT
NUE
C OU
RT
AVE
RO U
O.
TE N
4 0 /32
2)
IKE
SE P
RD
C H ES
LE VA
R
K HO
C OU
AV E.
LE N OX
ET
BL A C
S I
UR
TU N
TU N
AVE N
IS
WRIGH
FFIE
STRE
RE
ST
S
ET
BAY V
AVE NUE
FAY
ON
.
R
D
L AN
MA P
VE N
LE A
ENF I
AVE NUE
AVE NUE
EL D
UE
AVE N UE
PARK
E
AD
LA FAY
ET TE
UE
PARK
AVE NU E
AV ENUE
AV E NUE
SH A DE LA ND
AVE NUE
RY ON
PARK
AVE NUE
AVE NUE
AVE NU E
FRAM
LAKES
BAY
AV E NUE
RT
Y
AVE NU
LE
MA P
R
CEDA
AVE N
CH
EW ATE
A ND
RO
SH A W
UR
HT
UE
IS S U
DR
UG
BR O AD
NS
OA KL
W ILLARD
TE
JOH
R
AV E NUE
GRE
DO
C LE
O WN
NE
LA
T
E NF
IE LD
ET
BR
CIR
E
EW ATE
PO
LA
EY
RE
GRE
(U .S. RO UTE NO . 9)
NE
D
R OA
R IS L
ST
EDG
AVE NUE
ED G
AVE N
R OA D
CH
NO . 5 85)
UR
Y
S BA
UE
AVE N
Y RO UTE
CH
LA K E
AVE N
IEW
CT
IEW
UE
AH
EY
RS
UE
JE
AV EN
W
CED A R
C T.
AVE N UE
NO
OH IO
LA NE
BAY V
L.
KNO LL P
D
ET
T
FA IR
A
ELM
RO
ROA D
N EW
DR.
STR E E T
T
NUE
W R IGH
E N UE
E
ALDE R AV
CK
PIK
SE
AV E
V IE W
DEV INS
BL A
HO R
LD
ED G
SH E
NUE
2 2)
AVE
4 0 /3
AVE N UE
N O.
SP E
U TE
PR O
RO
MA IN
(U .S
STR E E T
Y
TN U T
HT
FR AN
DO
UG
HS
E VE LT
.
UE
N .J
EL E Y
OF
.
BES
CLE M ATIS
. C O.
C H ES
R .R
ET
RN
NUE
BL VD
L EY
D.
BLV
ROO S
STR E
TH E
NUE
IS
AN S
UE
UE
AVE
AVE N
SE Y
R AVE LIN G AV E.
JER
AVE NUE
ST
AVE
UE
RT
ET
AVE N
AN S LEY
SO U
WE
N OA
U TE N O . 5 85)
.
D EC AT
EGG HARBOR
S II
CO U
C L AS
N .J
C LAS
E
K L IN
CH
OF
NCH
.J .
O. OF N
S
GR E
ST
S I
LY ON
WE
CH CLAS
P DEN
NUE
B RA N
HAM
N A VE
Y
NU
P D EN
MILA
N
SS I
Y
R SE
TE R
ON D
JE
C LA
NCH
B RA
FIE L D
.J .
OF N
S AV EN
RA N
C O.
B RA
C O.
N AR C
DB
R .R.
FIE LD
R .R .
NUE
BO U
FIEL
RN
C
HE RN R.R.
RN
TOWNSHIP
AV E
AVE
IELD
(CO UNT Y R O
N EW
TH E
NEW
SO UT
TH E
AV E NUE
MI LA
6 0 8)
STRE
SO U
6 9 7)
H AM
O.
TE N
NUE
LA NE
WAS
UE
TON
NUE
V IL LE
ON
LA NE
IS
RO UTE
ST.
LA K
RO U
NE WF
N EW
AV EN
H IN G
NO .
E
AVE .
FIRST
T
NT Y
FOUR
TH
NT Y
GR A NT
(U .S
JE RSE
AVE
UTE
T Y RO
P IK E
OL D
UE
ENU
MA DIS
(COU
P IK E
SE C
TON
WE ST
TURN
AY
MA DI S ON
ET
S TRE
L ANE
VO LA
STRE
ST R EE
(C OU
THIRD
HIN G
L L AV
AV E
NUE
STRE
LIN D
THIRD
ET
(U.S.
WAS
608)
D
.
TE NO
NE
Y LA
AVE NUE
ROA
U
Y RO
AB BE
R SO
.
FIRST
SE COND
FO URTH
ET
9)
EE T
IRE L
T ON
STRE
TE NO.
ST R
A ND
A VE
BR A D
CLIN
(C OUNT
D
AV E
A NT
E
LUT HER
RO U
ST REE
T
A
AVE
ET
GLADS
CE
OA K
TER RA
NUE
N UE
AVE
GH
SO ME
LE HI
RS ET
C AM B
RO
E
TER.
OLD
AVE NU
JR.
KIN G
AV ENUE
AV E NUE
Y
N
E N AVE
ET
ET
STR E
TO N E
A NT
Y
RIA
HT
ING E
TURN
MA RT IN L UTH
E R K IN G JR.
AVE NUE
UG
OK VILL
AVE NUE
MA RTIN
DO
BRO
PLE AS
AVE NUE
PLE AS
WE SLE
ST RE
ET
STRE
E
LE S
S A NT
SE
NT
BE LMO
NTE
AVE NU
CH ALFO
MS
AVE N
C H AR
P LA CE
LA K E
AV E.
RS ET
SO ME
S
UE
ND
LA
OD
WO
ADA
SW
F IRST
CON D
D
RTH
TH I R
FOU
NEW
D
ONE IDA
ES
MS
NEW
AVE NUE
ADA M
AVE NUE
(COUN
PR
AVE NUE
PE NNY
LIU S
ET
LA NE
H ENDR ICK
STRE
C ORN E
D
ROA
R OA
AVE NUE
A
Y
EX
INS
MA IN
LA NE
JA C KS O N
STR E E T
STRE E T
RO UT
(U .S.
AVE NUE
AD
AVE NUE
RO
L
A
SE NEC
K
MIL
CAYUG
T IC
AV ENUE
COLL
ADA
E
LAN
ME RION
AVE NUE
AVE NUE
NU
AT
AVE NUE
EE
LA NE
CR
EVA NS
AVE N UE
ME R ION
BY RD
W O OD LA N D
OD
E
AVE NU E
BO ULE VA RD
AVE NUE
EX PRE S SW AY
CIT Y
DE
AY
AVE NUE
MU LB E RRY
CE
MA RT IN TE RRA
EL
EX PRE S SW
C IT Y
E
ED G ELE Y AV ENU
BA L
AD
AVE NUE
MU LB E RRY
N UE
F RAN K LI N AVE
LO RAINE
STRE E T
RO
FOU R
L
T E RR ACE
IC
AVE NUE
E
HTON
BRIG
E RRY
ATLAN T IC
AV
E
C LE A RVIE W
R D AV E .
AV E .
SO N
ST RA TF O
EM E R
TON
AVE NUE
MA RTIN
E
AVE NUE
REA DING
AV E.
MIL
LING
MULB
WNSHIP
EGG HARB OR TO
AVE NU
M
AVE NUE
AVE NU
O
ABSECON
NO. 646)
PL A CE
E.
O X F ORD AV
AVE NUE
W
ROUT E
N
CHAT HA
N UE
WE L
AVE NUE
(CO UNTY
RO AD
H
AV ENU E
F LOR E N CE
ST . CH ARL E S
PLA C E
RO A D
D A VE
UE
OR
ST E NTO
ENUE
O R AV
REA DING
CE
AVE NU
FRAN
Y RO UT
W INDS
REA DIN G AV EN
UE
RU
DELIL A
BO U LE VA RD
AVE N UE
(C OUNT
R OA D
H
NEW
N
RIC HMO
SP
IC
FRANK L IN
UTE
(U .S. RO
AD
AV EN
HO M ER
RO
NO. 9)
UE
L
6)
NO . 64
O UTE
NT Y R
W INDS
EN
LV D .
K LIN B
E
AV EN
AVE NU
A RK
MIL
AVE NUE
TT
AT LANT
AVE NUE
LL
E T CT.
R OA D
GL
E
IC
AVE NUE
KL INE
NEUM
SUNS
CITY OF
E
IO WA
AVE NU E
AVE NU
AVE NU
PACIF
AH
AN T
Y
P SO N
E
P SO N
E T CT.
DEL ILA
ATL
IO WA
.
MA IN
LIN DLE
TH OM
E LL
RR
UE
AVE NUE
Y
MA X WE
(COU
AV E NUE
ET ON
AVE N UE
LI NDLE
THO M
SUN S
DELIL
AVE NUE
D
LIN B LV
FRAN K
T.
SHA NE C
AVE NUE
P L.
MA L LARD
EL K TON
UE
PR IN C
LE E DS
AVE NU
BA R TLE
DR IVE
E
AVE NU
AV
EN
T
MA L LARD
AVE NUE
E DS
EL
LE E DS
COUR
FA
LE
UR
Mc C ONN E L L
LA
PU Public Utility
zoning
135
VOLUME 1 of 2
(1) Permitted Uses in the PU Zone
a. Limited access toll roads maintained and operated by state agencies.
b. Publicly-owned and operated potable water-supply facilities.
(2) Accessory Uses in the PU Zone:
a. Any use/structure which is required for the normal operation of the
facility, i.e., tollbooths, maintenance garages, filtering lagoons or public
restroom facilities.
b. Parking and internal private roadways related to the normal operation
of the facility.
c. Any use directly related to the day-to-day operation of the facility.
(3) Conditional Uses in the PU Zone:
Advertising signs commonly referred to as “billboards”, subject to site plan
review by the Planning Board and conforming to those regulations on
outdoor advertising signs promulgated by the New Jersey Department of
Transportation and other state regulations which may apply, are permitted
on land owned by the South Jersey Transportation Authority.
(4) Bulk requirements for the PU Zone:
c. Minimum Setbacks: 20’
d. Maximum Building Height: Primary Structures: 2½ stories; 35’
Accessory Structures: 1 story; 15’
Advertising Signs: 60’
a. The inclusion of “publicly owned and operated potable-water-supply
facilities” as a permitted use under the PU Zone was apparently
designed to recognize the water treatment facility located on north
Main Street near the municipal boundary line with the City of owned
and operated by the Atlantic City Municipal Utilities Authority151 located
along North Main Street. However, the official Zoning Map does not
include this area under PU Zoning.
151
“ACMUA”
136
VOLUME 1 of 2
Permitted uses in the City’s SFR-75 Zoning District, wherein the
ACMUA facility is located, include “Public Utility Substations, subject to
site plan review by the Planning Board.”152
Since the surrounding SFR-75 Zone permits the type of use operated
by the ACMUA, it is recommended that this PU zone be eliminated and
the ACMUA facility be included in the adjacent SFR-75 Zoning District.
b. As detained under section 6.3.2. H (8) c. herein, the PU Zoning District
encompasses the Atlantic City Expressway and the South Jersey
Transportation Authority / NJDOT maintenance yard in Block 164.
The Expressway, although owned and operated by the SJTA and listed
on the City’s tax maps as a tax lot, is a public right-of-way and
therefore not in need of traditional use and bulk regulations. Further,
as a state agency, the activities of the SJTA are not subject to
municipal review or approval. In light of the foregoing, and since the
IND zone adjacent to the maintenance yard permits “public utility
structures and facilities”, it is recommended that this PU zone be
eliminated, that the Expressway not be ‘zoned’ and that the
Expressway maintenance yard be included in the adjacent (proposed)
LI Light Industrial Zoning District.
MI
LL
A
RO
D
LI
READING AVEN
UE
E
CITY
NTIC
E
U
AVE N
UC
U
AVE N
G
152
R
SP
E
E
U
AVEN
E
Recommended LI
Light Industrial
rezoning
UE
A
AT L
§290-10 C.
137
VOLUME 1 of 2
6.3.4 Proposed Zoning Map: Base Zoning
The recommendations detailed in this section 6.3 would result in the following
Land Use Plan (Base Zoning) for the City of Pleasantville:
CONSERV
D
LEVAR
E
AVENU
A
BO U
MF
AV ENUE
OC EAN
TH
RNIA
TH
SEVEN
CALIFO
E
AVENU
E
AVENU
NEVAD
E
E
AVENU
A AVENU
NEVAD
AVE NUE
(CO UNTY
RO U
D RIVE
PL
.
MONTC
AVENUE
AVENUE
PEN NSY LVANIA
PL A CE
LAU
REL
DRIVE
IOWA
AVENUE
C ONSE
LVD.
AVENUE
IOWA
KLIN BLVD.
FRAN
WI NDSOR
BOU LEVARD
AVENU E
AVENUE
CLEARVIE W
GC
AVE .
MF
G
READIN
RSC
AVE NUE
WALN
UT
AVENUE
AVENUE
STRE ET
AV ENUE
MULBE RR Y
E
FRAN K LIN AVENU
LOR AINE
ED GEL EY AVEN UE
ST.
MULB ERR Y
AVE NUE
EXPR E SSWAY
EL
BOU LEVARD
CE
MARTIN TERRA
DE
AV ENUE
AD
SECOND
FRAN KLIN
LINDEN
TE NO. 58 5)
AVENUE
CHATHAM
(COUN TY ROU
N AVE.
STRATFORD
EM ERSO
UR AVE.
646)
E
CITY
R
ATL AN TIC
TE N O.
PL A CE
OXF OR D
AVE.
RO
BAL FO
L
TE R RACE
Y R OU
ST ENTON
UE
AVEN
ROAD
H
Y
IT
C
TIC
N
T IC L A
N
AT
LA
AT O F
TY
N
AVENU
DELILA
R -7 5
BR IGHTON
RY
MULBER
MARTIN
TIC
6)
AVE NUE
R-50
N
ATL AN
64
TE NO.
U
LINGTO
FRAN
KLIN B
AVENUE
E
R AVENU
HOME
(COUN
ROA D
TY ROU
F
MIL
WEL
(C OU NT
AVENUE
GC
AV ENUE
L
CO
GC
RE ADING AVEN
UE
RV
O
0
180
MAIN
AVE NUE
AVENUE
MF
PACIFIC
MA XWEL
AVENUE
G
READIN
ON
Y
IT
AVENU
RICH MOND
THOMPS
MF
H
UE
NEW
AVEN
AVENUE
THOMPS
AVENUE
C
WI NDSOR
E
AVENUE
LINDLEY
ON
ST. C HA RLE S
PL ACE
6)
NO. 64
AVENUE
ETON
Y
FLOREN CE
AVE NUE
AVENUE
RK
N O. 9)
OUTE
AD
(U.S. R
RO
ROU TE
ROAD
L
MIL
DELILA
(COUNTY
ROAD
DELILAH
PRINC
AVE NUE
MF
T C T.
C T.
AV ENUE
BAR TLETT
AVE NUE
LINDLE
KL INE
NE UMA
SU NSE
SUNSET
H
EL MHUR
AVENUE
RCREST
DRIVE
CEDA
L IA
MAGNO
SH A NE CT.
EL KTON
AVE
LL
S
ED
DR IVE
SI XT
TC LAIRE
ST
MON
FRAN KLIN
MF
R-50
AVENUE
G
C
E
NU
LEEDS
R-50
AVENUE
LI
MONT
R-75
DR.
LAIRE
LEE DS
COURT
D
MALLAR
RE
FAR
LE
UE
N
O IC
C
E NT
BS A
A AT L
F
O OF
Y
Y
IT
C NT
U
O
C
1600
MF
AVEN
UTAH
McC ON NE LL
RNIA
MF
AVE
CA L
AB
REH
A
AR E
.
D PL
MALLAR
CALIFO
RD
MOO
LANE
R ES
UE
AVEN
LARCH
BE L LEVUE
PKWY.
N
TY
PL.
LE
UN
OD
E
AVENU
TE NO
. 58 5)
EI GH
E
AVENU
REDWO
STU
AR
T
MONT
LARCH
DRIVE
3)
AL
(CO
. 66
UTE
R-75
R-50
NO
RO
STREET
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CO
IC
SE
AB LA NT
OF
AT
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CITY
TY
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II
CO URT
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LEVAR
TOWNSHIP OF EGG HARBOR
COUNTY OF ATLANTIC
NC
E
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HAMPD
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FRAN
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E
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EY
AV ENUE
E
AVENU
ED GEL
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KNOLL
PL.
FIELD
AVENU
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AVENUE
SSU S
A VENUE
PARK
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ES
CLE MATIS
FRAMB
MF
STREE T
LANE
FLORAL AVE NU E
AVENUE
R-75
AVE NUE
ASH LAND
ROAD
BI
(NO
FA
. 644
AN
RIDGEWOOD
CITY
CITY OF ATLANTIC
ATLANTIC
COUNTY OF
AVEN UE
INDIAN
CONSERV
PL ACE
PL AZA
AVE N UE
)
AV
E.
MF
TOWNSHIP OF EGG HARBOR
COUNTY OF ATLANTIC
R
O IC
T
TN
N AN
V E AT L
F
O OF
Y Y
IT
C NT
U
CO
PROPOSED ZONING
Specialty
MF
R-D
RESIDENTIAL DUPLEX
Commercial
LI
RSC
NC
GC
CBD
R-C
LI
I
N.J .
CITY OF NORTHFIELD
COUNTY OF ATLANTIC
Residential
ASS
H CL
A
LBR
E
AVENU
AVENUE
EDGEW
NUE
VA N MA R AVE
LANGSTON AVE .
Mc KIN LEY
UE
S
HARRI
ST.
ST REET
SPEC
AVE NUE
STREET
HARRI SON
BRANC
LD BRANC
W
AVENUE
NEW
DR.
ND
AVE N UE
AVE NUE
AVEN
FRAN KLIN
E
AVENU
ON
MADIS
LAKE
GC
N O. 585)
GLE N DALE
FL ORAL
RIDGEWOOD
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NEWFIE
BLVD.
D.
EVELT
AVE NUE
AVENUE
69 7)
IS
AN SLEY
E
TREMON T
UE
EN
AVE
R-5
TUN
AVENU
IS
GLEN DALE
AVENUE
AVENUE
AVENUE
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TILTON
TE NO.
AVE .
R-50
AV
ON
GC0
4 0/322)
AVENUE
AVENUE
(COUN TY ROU TE NO. 68 7)
CO. OF
N R. R.
CLE MATIS
U
CRE SSON
E SS
CR
ROA D
NO .
RYON
AVE NUE
PL A CE
RO
PARK
R OUTE
AVENUE
COLUMBIA
AV ENU E
SON
RO U
NPIKE
OLD
MA DISON
WI LLARD
PARK
UE
TUR
Y
UE
AVENUE
AD
BR OAD
TY
HIN
UN
LP
(CO
CRES
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GAR FIE LD
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T
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AVENUE
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TE NO. 58 5)
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(CO UNTY
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69 7)
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ND
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AVENU
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AVENUE
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E
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MON ARCH
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PARK
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AV ENUE
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MAIN
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TT E
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AVEN UE
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S
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T
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T
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TTE
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D
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AYE
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ST
FIE
STR
BL ACK
RAV ELIN G AVE .
. 40/32
EXP
NUE
UTE
TY RO
GR ANT
CBD
GR EEN
N.J .
E
AVENU
NO
RCH
RISLEY
NEW
LL AVE
(COUN
60 8)
E
Y
E
AV ENUE
OF
LINDEN
STREE
LANE
T
VO LA
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THIR
RO AD
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TE NO.
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THER
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OF
CH
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ING ERSO
A VE.
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TURNP
WEST
W
CO.
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ES
CBD
A
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E
MILAN
FAIRVIE
R.R.
UE
LAN
N
AVENU
Y AVEN
ABBEY
EL M
LANE
RN
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T J ERSE
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9)
N O.
WAS
60 8)
SOU
WES
RO UTE
T
CLINTO
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NEW
NO
(U.S.
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E
AVENU
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TY ROU
CHARL
LL E
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TER.
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AVENU
AL DE R AVENU
NG TO
N AVENU
H
SET
AD
AVEN
WASHI
LEHIG
SO MER
0
200
RO
R-50
LI
T
AVENUE
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LUTH ER
MARTIN
STREE
BR AD
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LINDE N
FIRST
D
SE CON
T
KI NG
AV ENUE
E
Y
IA AVENU
CAMBR
HT
GC
ST REET
LANE
PL EASAN
UG
AVENU
E
AVENU
MF
E
AVENU
FO URTH
E
AVENU
WE SLEY
MARTIN LUTHER
KIN G JR .
AVENUE
DO
R-75
ADAMS
PLACE
LAKE
GLAD
STO NE
MS
ST REET
AVE.
O NTE
CHALF
ACE
OAK
TERR
AD AMS
ADA
T
BEL MONT
SET
SO MER
E
AVENU
THIR
GC
D
N
LA
OD
WO
EGG HARBOR
TOWNSHIP OF
ATLANTIC
COUNTY OF
AVENUE
ON EIDA
ATL
AV ENUE
AVENUE
NEW
AD
AV ENUE
SEN ECA
A
JACKS ON
D
RO
UE
CAR
STREE
GA
FO URTH
EN
CAYU
STREE T
STREE T
HENDR ICKS
R-50
AV ENUE
AV
E
AVENU
N
CO LLINS
STR EET
R OUTE
LANE
(U.S .
T
STREE
ROAD
R -6 0
LANE
CORNELIU
S
AVENUE
AVENUE
AV ENUE
L
AV ENUE
WO
OD
MERIO
AVE NUE
D
OA
BY R D
WOODLAN D
MIL
SPR
GL
EN
LAN E
AVENUE
MERION
WTRA
R
AVE NUE
EK
C
ANTI
E
RE
EX PR ESSWAY
CITY
ATL
UC
LIGHT INDUSTRIAL
REGIONAL SHOPPING CENTER
NEIGHBORHOOD COMMERCIAL
GENERAL COMMERCIAL
CENTRAL BUSINESS DISTRICT
REGIONAL COMMERCIAL
CONSERV CONSERVATION
BMU
BAYSIDE MIXED-USE
WFR
WATERFRONT RESIDENTIAL
Redevelopment Plans
CALIFORNIA AVENUE REHABILITATION AREA
CARA
CAMBRIA AVE RDVMT AREA
CCRA
CITY CENTER AREA
LBRA
LAKES BAY RDVMT AREA
NARA
NARCISSUS AVE REHAB AREA
WTRA
WOODLAND TERR REHAB AREA
FAA AIRPORT EXCLUSION ZONES
138
VOLUME 1 of 2
6.3.5 Zoning Overlay Districts
Over the course of time, the City has established several Overlay Districts to
provide for particular desired uses in particular sections of the City. Specifically,
certain commercial uses are permitted as a Zoning Overlay in residential
sections of the City while certain residential uses are permitted as an Overlay in
commercial areas.
Preexisting Overlay
Zoning Districts
CITY OF
ABSECON
CITY OF
WNSHIP
EGG HARBOR TO
ABSECON
EGG HARBOR
TOWNSHIP
LAKES
BAY
CITY OF NORTHFIELD
A. Professional Office Overlay
(1) §290-10 D. (1) and §290-18 permit professional uses in the SFR-50, SFR60 and SFR-75 Zones where properties front Main Street, New Road and
Franklin Boulevard, provided that the practice is conducted in a manner so
as not to exert a deleterious influence upon the surrounding residential
neighbor-hood and further provided that the building are architecturally
constructed or rehabilitated to appear as residential structures.
139
VOLUME 1 of 2
Professional Office
Overlay
CITY OF
ABSECON
CITY OF
NSHIP
EGG HARBOR TOW
ABSECON
EGG HARBOR
TOWNSHIP
LAKES
BAY
CITY OF NORTHFIELD
(2) Permitted Uses under this Overlay are “Professional, executive and
administrative offices, such as but not limited to doctors’ offices, architects’
offices, engineers’ offices, etc.
(3) Bulk requirements under this Overlay:
a. Minimum Lot Size, Lot Width, Lot Depth and Front, Side and Rear
Yard Setbacks: Consistent with SFR-50, SFR-60 or SFR-75 base
zoning, as applicable.
b. Maximum Building Height: 2½ stories and 25’
c. Maximum Lot Coverage: 30%
a. This Comprehensive Master Plan Update recommends that the base
zoning on Main Street between Thompson Avenue and Edgewater
Avenue be, from north to south, General Commercial, Central
140
VOLUME 1 of 2
Business District, City Center Redevelopment, Central Business
District, General Commercial and Neighborhood Commercial. Such
Zoning permits a variety of professional offices; thereby eliminating the
need for the Professional Office Overlay in these areas.
KLINE
IOWA
WINDSOR
FLOR ENCE
ST. CHAR
LES
PLACE
ROAD
AVENUE
ROUT E NO.
585)
LINDEN
(COUN TY
CLEARVIEW
AVENUE
OXFOR D AVE.
AVE.
STRATFORD
EMERSON AVE .
AD
AVENUE
AV ENUE
STREET
AVEN UE
(U.S. ROUTE NO. 9)
EVANS LANE
AVENUE
MERION
GUAR D PLACE
AN
TIC
FRANKLIN
MAIN
LINDEN
STR EET
AT
L
AVENUE
COLLINS
FIRST
SECOND
THIRD
AD
FOURT H
RO
NEW
AVEN UE
BOULEVARD
SON
LAN E
JA CK
STR EET
LAN E
STR EET
STR EET
HENDRICKS
LANE
STREET
CORNELIUS
ROAD
AVENU E
AVENUE
ENUE
BELMONT
WAY
MERIO N
L
MIL
AVENUE
BY RD
LA ND
AVEN UE
CITY
EXPRESS
MULBERRY
EDGELEY
TERR ACE
ATLANTIC
FRAN KLIN
SECOND ST.
AVENUE
LORAINE
MULBERRY
MARTIN
AVENU E
BALFOUR AVE.
AVENUE
EXPRESSWAY
ENUE
AVENUE
WALNUT
MULBERRY
ENUE
AVENUE
RE ADING
AVENUE
BRIGHTON
TERRA CE
WO OD
PLACE
CHAT HAM
AVENUE
WELLINGTON
VENUE
AVENUE
STENTON
AVENUE
READING
FRANKLIN B LVD.
ATLANTIC
ROAD
NEW
NUE
MARTI N
AVENUE
AVENUE
BOULEVARD
DELILAH
AVENUE
AVEN UE
HOMER AVENUE
MAXWELL
RICHM OND AVENUE
AVE
THOMPSON
FRANKLIN
(U.S. ROUTE NO. 9)
AVENUE
WINDSOR AVE NUE
ING
Recommended
GC General
Commercial
Zoning
AVENUE
PACIFIC
RE AD
AV
THOMPSON
SUNSET CT.
BARTLETT
A
NEU
SUNSET CT.
City Center
Area &
proposed
expansion
AVENUE
ADAMS
AVENUE
ADAMS
AVENUE
STREET
AVENUE
AVENUE
SOUTHERN R.R. CO. OF N.J
MADISON AVE.
FIRST STREET
PLEASANTVILLE
ST.
GRANT
AVENUE
PENNY LANE
HARRIS
697)
(COUNTY ROUT E NO.
TURNPIKE
AVENUE
ABBEY LANE
AVENUE
MADISON
AVE.
OLD
LAKE
JR.
STREE T
VOLA LANE
FIRST
SECOND
THIRD
STREET
KING
STREET
BRAD STREET
BROOKVILLE
TER.
PLE ASANT
LUTHER
(U.S. ROUTE NO. 9)
IRELAND STREET
MARTIN
INGERSOLL AVENUE
AVENUE
PLEASANT
AVENUE
CHARLES
P LACE
LINDEN AVENUE
LAKE
FOURTH
AVENUE
STREET
STREET
STREET
GLADSTONE AVE.
TERRACE
OAK
AVENUE
608)
(COUNTY ROUT E NO.
WASHINGTON
MILAN
GREEN ST REET
AVENUE
(COU NTY
AVENUE
ANSLEY
AVENUE
AD
STRE
O SE
VE
ET
LT
DR.
AVEN UE
AVENUE
CHESTNUT
FAIRVIEW
ELM
AVENUE
UE
AVEN
ALDE
R
T
STREET
RO
EE
RO
WRIGHT
BLVD.
.
HAMPDEN COURT
BLVD
ANSLEY
STREET
WRIGHT
AVENUE
TUNIS
TUNIS
AVENUE
SHEFFIE LD
CHESTER
BOULEVARD
ROUT E NO.
585)
STREET
NE W
DECATUR
2)
E NO. 40/32
(U.S ROUT
STR
40/322)
(U.S ROUTE NO.
PIKE
BLA CK HORSE
LYONS
OF N.J.
R.R. CO.
CLASS I
COURT
LENOX AVE.
FRANKLIN
SOUT HERN
AVEN UE
WE ST
AVEN UE
D BRAN CH
AVENU E
I
CLASS
COURT
WEST JERS EY
BRAN CH
JERS EY
HA MPDEN
NEWF IELD
MILAN AVENUE
AVENUE
THIRD
FOURTH
ROAD
SECOND
UNTY ROUT E NO. 608)
AVENUE
BAYVIEW
AVENUE
EDGELEY
STREET
AVENUE
(U.S.
ROUTE
NO. 9)
AVENUE
OAKLAND
GREENFIELD AVENUE
UG
Y
HT
LA
RT
MAIN
DO
PO
ND
AVENUE
MAPLE AVENUE
GREENFIELD
RO
WILLAR D
AD
KNOLL PL.
AVENUE
AVENU E
AVENUE
AV EN
U
AVENUE
AVENUE
D
RYON
D
AVENU E
NO. 585)
EL AN
AVEN UE
AVENUE
FRAMB ES
M ATIS
NUE
DA LE
PARK
BROA
UE
AVEN
RO
AD
SH AD
GL EN
AVENUE
PARK
AVENUE
Y ROUT E
Recommended
NC Neighborhood
Commercial Zoning
NARCISSUS AVENUE
TTE
AVENUE
EDGEWATER
AVENUE
EDGEWATE R
PROSP ECT
RAV ELI
NG AVE
.
BAYVIEW
RO AD
Recommended
CBD Central
Business District
Zoning
Should such recommendations be accepted, the need for a Professional
Office Overlay in these area would be eliminated.
141
VOLUME 1 of 2
b. At Publication, the geometry of certain lots in the remaining sections of
the Professional Office Overlay extended deeply into the residential
neighborhoods to the east and west of Main Street.
In order to protect these residential neighborhoods, it is recommended
that the remaining Overlay extend the lesser of the depth of the Main
Street Frontage Lot or 200’ from the Main Street right-of-way.
Recommended 200’
Overlay Maximum
CITY OF
ABSECON
AVENUE
AR D
BOULEV
O. 585
)
UE
AVEN
UE
BELLEVY.
PKW
DR.
E
TCLAIR
MON
T DR
MON
IVE
MON
E
TCLAIR
DRIVE
AVENUE
ALL
EN
PL
.
UTAH
PL.
T
SIXTH
O.
MON
LARCH VE
DRI
ST
ELM HUR
EN
LARCH
UAR
T
FRANKLIN
UT
RO
AVENUE
TE N
Y ROU
(CO UNT
TY
O UN
(C
AVE NUE
OD
REDWO
3)
66
AVE NUE
AN
TH
EIG HTH
SEV EN
OCE
AVE NUE
AVE NUE
RNIA
CALIFO
ST
AVE NUE
AVENUE
NEV ADA
AVE NUE
NEV ADA
AVENUE
ST REET
RO
NEW
AD
DRIVE
AVENUE
PENNSYLVANIA
R EST
CEDARC
PLACE
MAG NOL
IA
LA UR
EL
IOWA
McCONNELL
DRIVE
AVENUE
FRANKLIN
AVE NUE
AVENUE
PR IN C
AV E NUE
E TO N
MAIN
AVENUE
LIN DLEY
AVENUE
AVENUE
AVENUE
LIN DLEY
THOM
IOWA
ELK TON
D PL.
MALLAR
LEE DS
AVENUE
SHANE CT.
COURT
D
BLVD .
LEEDS
MAL LAR
PSON
PSON
BLVD .
AVENUE
THOM
AVENUE
AVE
FRANKLIN
PAC IFIC
NE
AVENUE
ELILAH
AVE NUE
AVENUE
ROAD
GLENDAL E
FRA MBE
GLENDALE
AVENUE
AVENUE
GLENDAL E
E NO. 646)
S
CLEMATIS
SHADELA ND
E N O. 585)
(COUNTY ROUT
PAR K
AVENUE
RYO N
R OUT
S AVE
AVENUE
PAR K
AVENUE
BRO AD
SHAW
E
AVENU
AVENUE
(COUNTY
ISSU
NARC
AVENUE
TE
LAFAYET
ROAD
N
ATLANTIC
AVEN UE
AVENUE
AVENUE
TREMONT
AVENUE
VAN MAR AVENUE
ST REET
ST REET
FERNWOO D
HARR ISON
AVENUE
IN DIAN
LANE
AVENUE
FLO R A L
RIDGEWOOD
AVENUE
AVENUE
LA N G S TO N A V E .
AVENUE
ASHLAND
RIDGEWOOD
PLACE
PLAZA
MAIN
PLACE
ROAD
BROAD
TILTON
E
MONARCH
TY ROUT E N O. 687)
FLORAL AVENUE
AVENUE
Mc KINLEY
COLUMB IA
NEW
ASHLAND
CLEMAT IS
AVENUE
AVENUE
CITY OF NORTHFIELD
CITY OF NORTHFIELD
c. Principle 5.7.2. B. herein is to expand commercially-zoned lands in
Pleasantville. In order to accomplish this Objective, maximize the
quality of commercial offerings along Main Street and thereby increase
the goods and services available to the residents of the City, it is
hereby recommended that the permitted uses under the remaining
Main Street Overlay be expanded from Professional Office to a full
Neighborhood Commercial orientation.
142
VOLUME 1 of 2
d. At Publication, the City was exploring the relocation of the municipal
complex from its present location to the City-owned land on the block
bound by Main Street, Reading Avenue, Franklin Boulevard and
Walnut Avenue in furtherance of the City Center Redevelopment Plan
(section 6.3.7. C. herein). Such zoning would eliminate the need for
the Professional Office Overlay in this area.
e. Section 6.3.2. B. (7) a. iii. (c) iv. of this Comprehensive Master Plan
Update recommends a GC General Commercial Zone on New Road
between the Black Horse Pike / Decatur Avenue and the City’s
southern boundary line.
Should such recommendation be accepted, the need for a Professional
Office Overlay in this area would be eliminated.
NCH
BRA
FIELD
NEW
S
CLA
Recommended
GC General
Commercial
Zoning
TUR
DECA
DO
UG
HT
Y
/3
O. 40
TE N
22)
D
FIEL
SHEF
UE
AVEN
AVEN
UE
ROU
(U.S
UE
AVEN
RAVELING AVE.
EW
FAIRVI
ELM
DO
UG
HT
Y
AN
D
(U.S. ROUTE NO. 9)
GR EE
LAFAYE
R.
NFIEL
MA PL
RO
AD
E
E
CL
CIR
TT
YE
FA
LA
ND
SO
W
EDGE
AVEN
ROAD
CH
PO
RT
L
EY
RS
JE
UR
CH
N
OW
BR NE
LA
HN
JO
W
UE
AVENUE
IE
BAYV
W
NE
NUE
ET
RE
ST
NO
AH
S
HT
WRIG
ALDER AVE
NUE
RO
AD
TTE
SHAW
UE
AVEN
AVEN
UE
UE
AVEN
ENUE
PARK
AVENUE
SHADELAN
ROAD
GLENDALE
AVENUE
AVENUE
HARRISON
FLOR
TILTON
AVENUE
RIDGEWOOD
LANGSTON AVE.
AVENUE
Mc KINLEY
COLUMBIA
AVENUE
ROAD
AVENUE
ASHL AND
NEW
ODSIDE
FERN WOO D
AVENUE
JEFFERSON
AVENUE
AVENUE
TREM ONT
Recommended
Professional
Office Overlay
elimination
ROAD
AVENUE
CITY OF NORTHFIELD
143
VOLUME 1 of 2
f. At Publication, the Professional Office Overlay includes lands fronting
New Road adjacent to Mallard Court and lands fronting New Road
between Leeds and Bartlett Avenues.
These lots host existing, well maintained single-family homes. While
the structure and lot adjacent to Mallard Court is sufficiently large to
serve as a Professional Office, the structures and lots between Leeds
and Bartlett Avenues are too small for this purpose. Accordingly, it is
recommended that the Professional Office Overlay be eliminated from
the latter area.
Pre-existing Professional
Office Overlay (recommended
to be maintained)
COURT
AVENUE
MALLARD
NEUMARK
MALLARD PL.
AVENUE
AVENUE
ELKTON
LEEDS
KLINE
SUNSET CT.
9)
SUNSET CT.
Recommended
Professional
Office Overlay
elimination
g. At Publication, the Professional Office Overlay includes lands fronting
Franklin Boulevard between Nevada and Cedarcrest Avenues and
Leeds and Princeton Avenues in the northern section of the City and
between Delilah Road and Ingersoll Avenue in the center of the City.
The Nevada / Cedarcrest and Leeds / Princeton overlays are located
within
wholly-residential
(SFR-75)
neighbor-hoods
wherein
Professional Office uses as permitted by the Overlay are not
appropriate. It is therefore recommended that the Professional Office
Overlay be eliminated from these areas.
The Delilah / Ingersoll overlay is recommended to be replaced by the
BMU Overlay pursuant to section 6.3.5. E. herein.
144
VOLUME 1 of 2
DA AV
D
EVAR
BO UL
N
OCEA
NT H
SE VE
EIG HT
RE DW
UE
AVEN
OO D
OO D
CRE ST
CE DAR
STREET
PLA CE
IA
LAU
RE
L
DRI VE
McCONN EL L
MAG NOL
AVE NU
E
NU E
DRIVE
AVE
CRE ST
CE DAR
E
CLAIR
DRIVE
RS T
ELMHU
FRANK LIN
EN
MONT
DR.
E
CLAIR
AL
L
VU E
.
PK WY
PL
AC
E
MONT
BE LLE
DR.
MONT
UE
T
DRIVE
SIX TH
PL.
LAR CH
HM ON
LARC
T
AVE.
PENNSYLVANIA
AR
AVENUE
ST
U
UE
AV EN
RE DW
E
NO .
585)
UE
AV EN
UT
TY RO
(COUN
AV EN
UTAH
UE
AV EN
UE
AV EN
OR NIA
H
CA LIF
UE
AV EN
DA
UE
AV EN
NE VA
ENUE
UE
AV EN
NE VA
UE
AV EN
LEE DS
AVENUE
AVE NUE
IN
FRA NKL
COURT
SHAN E
AVE NUE
BLV D.
LEE DS
AVE NU
AVENUE
MAIN
TON
PRINCE
E
AVE NUE
LIND LEY
AVE NUE
AVE NU
LIND LEY
E
IOWA
ON
THOMPS
AVE NUE
AVE NU
E
LINDEN
FRA NKL
AVE NUE
ATLANT
AVE.
ELL
MAXW
AVE NUE
PACIFIC
E
IN
AVE NU
PACIFIC
BLV D.
ON
THOMPS
Y
(COUNT
ROU TE
NO. 646
DELILA
IC
H
ROA D
(CO UNT
646
TE NO.
Y ROU
)
)
ROA D
NO. 5 85)
(COUNT Y ROUTE
R
AVE NU
AVE NU
CLEARVIEW
LINDEN
AVENUE
OXFO RD
AVENUE
STRATFORD
E
ING
E
AVE NU
E
UT
WALN
BR IGH
TO N
AVE NU
E
E
E
AVENUE
EDGELEY
AVENU E
SE
E
MARTIN TERRAC
AVE.
MULBERRY
AVE.
STREET
AVENUE
MULBERRY
E
ST.
CO ND
AVE NU
E
LORAIN
FRANKLIN
AVE NU
FRANKLIN
UE
AV EN
N
AVE NU
E
CHAT HAM
RE AD
AVE NU
PLA CE
N
STE NTO
AVE.
AVENUE
FLORENCE
PLACE
ST. CHARLE S
BOULEVAR D
AVE NUE
WIN DSO
AY
EXPRESSW
SW
AY
MERION
RE
S
UE
AV EN
S LA NE
EVAN
AVENUE
EX
P
CITY
UE
AV EN
SA NT
TU RN
PIKE
Y
HA RR
PLEA
D
EVAR
BO UL
UE
AV EN
E
KV ILL
BR OO
ACE
TE RR
AV E.
PE NN
SO LL
IS
INGER
LAN E
UE
AV EN
UE
AV EN
LES
CHAR
E
ET
ST RE
ET
ST RE
PLAC
N
LINDE
TH IRD
UE
AV EN
LAK E
S
UE
AV EN
AD AM
FIR ST
SE CO
MAIN
PLACE
GUARD
LINDEN
STREET
NS
COLLI
ON
MADIS
STREET
LANE
ND
STR EET
Y
UE
AV EN
AVENUE
Recommended
Professional
Office Overlay
elimination
ET
ST RE
CIT
JACKSON
N
MERIO
OLD
PLEA
VILLE
SA NT
AV EN
UE
J
h. No additional changes are recommended for the Professional Office
Overlay.
B. Limited Commercial Overlay
(1) §290-10 D. (2) and §290-50 permit “limited commercial uses” in the SFR50, SFR-60 and SFR-75 Zones where properties front on California
Avenue, New Road and Delilah Road.
145
VOLUME 1 of 2
AVENU
E
E
A
AVENU
TH
SEVEN
TH
EI GH
OD
STU
AR
LAIRE
LE
AVENU
IA AVE .
PEN NSY LVAN
DR IVE
ES
ST REET
LIA
REL
E
ABSECON
BLVD.
KLIN
MAIN
AVENUE
PL A CE
AVENUE
ON
IOWA
THOMPS
E
N
FRAN
AVENU
SU NSET
AVENU
LIND EN
MAXWEL
L
AVENUE
PACIFIC
E
KLIN
AVENU
PACIFIC
BLVD.
D
MALLAR
E
LINDLEY
E
N
UE
AV ENU
E
TON
AVENU
AVENU
AVENU
CO URT
NO. 9)
AV ENU
LIND LEY
KL INE
UE
AVEN
LEEDS
E
FRAN
COURT
SHA NE
AVE NUE
PR INCE
LEEDS
THOMPSO
SU NSET
E
(U.S. ROUT
CITY OF
DRIVE
McC ONNE L L
LAU
AVENU
E
K
NEUMAR
E
E
AV ENU E
AVENU
LEEDS
AV ENU
EL KTO
AVEN
E
NU
LL
AVE
RE
FAR
AD
RO
AV ENU
PL
AL
CREST
MAGNO
CO URT
DS
CRE ST
CEDAR
AC
N
E
MONTC
FRAN KLIN
DR.
PL ACE
D
MALLAR
LEE
LAIRE
DRIVE
EL MHU
E
AVENU
LANE
MOOR
Y.
SI XTH
PKW
RST
LARCH
MO NTC
DR.
MO NT
CEDAR
E
NT
DRIVE
BEL LEVUE
ORNIA
AV ENU
UE
LA RCHMO
T
PL .
NTY
U NTY
UTAH
UE
AVEN
OO D
E
REDWO
NO.
NO
)
(COU
E
. 663
REDW
E
AVENU
585)
AVENU
ROUTE
R OUT
(CO
AVEN
OCEAN
R NIA
CALIFO
ABSECON
CALIF
E
E
AVENU
E
BO ULEVA
RD
AVENU
CITY OF
Recommended Limited
Commercial Overlay
elimination
E
A AVENU
E
NEVAD
AVENU
NEVAD
E
DELILA
H
( COU
R OAD
NTY R
OUTE
)
NO. 646
ATL ANTIC
E
AVE.
COURT
AVENU
E
NO. 585 )
AVENU
E
CHATH AM
E
AV E.
AVENU
G
CLE ARVIEW
REA DIN
AVENUE
OXFORD
AVENU E
AVENUE
WALN
E
BRIGHT
TON
ON
AVE.
MULBE R RY
AVE.
ED GELEY
ST.
AVENU E
SEC
EL DE R C RE EK
CE
MART IN TER RA
ROA D
AVE NU E
MULBE RRY
E
ERRY
O ND
AV ENUE
LOR AINE
HTON
AVENU
L
MIL
E
E
STRE ET
AV ENUE
BAL FO
NE W
UR
AVENU
AVENU
BR IG
MULB
UT
FRAN KLIN
AVENU
LIND EN
E
FRAN KLIN
AVENU
EM ERS
REA DIN G AVENUE
WE LLING
STRATF ORD
G
ON
RO
READIN
E
AD
AVENU
AVENU E
RICH MOND
PL ACE
STE NTON
(COU NTY R OUTE
FLOREN CE
AVE NU E
OR AVE.
DELILAH
PL ACE
RO AD
W INDS
)
WINDSOR
)
NO. 646
ST. C HAR LE S
L
MIL
R OUTE
NO. 646
ROAD
DELILAH
(COU NTY
ROA D
ROUTE
BOU LEVAR D
HOMER
BAR TLETT
AVENUE
(COU NTY
AVENUE
AVE NU E
E
MARTIN TERRAC
STREE T
LANE
JAC KS ON
LANE
STRE ET
HE ND RIC K S
E
N
AVE
AVENU E
NUE
MAIN
PL A CE
E
E
IS
AVENU
HARR
NY
PEN
RD
BO ULEVA
AVE NU E
MADISON
WAS
HING
608 )
GREE
WEST
N STREE
LENOX
(U.S
FFIELD
EDG
FRAN
OAKLA
PO
RT
U
EN CO
HAMPD
AV E.
E
NT
E
RYO
LAKES
BES AVE.
BAY
BES AVE.
TIS
FRA M
UE
N AVE.
N AVE.
AVENU E
GLE NDALE
AVE .
AVE NU E
GLE NDALE
AV ENU E
AV ENU E
LANE
AVENU E
LANGS TON
AVEN UE
Mc KINLEY
NEW
COLUMBI A
ROA D
FLORAL AVEN UE
AVENU E
HA RR IS ON
ASH LAND
TILTON
STREE T
ST REET
VAN M AR AVE.
INDIAN
AVE NU E
FLORA L
AVE NU E
AV E.
JEFFER SON
LINC OLN
M
ASH LAND AV ENU E
ASH LA ND A VE.
(COU NT Y R OUTE NO. 687 )
IKE S
AVE NU E
CRE EK
PL AZA P LA CE
PL AZA P LA CE
RIDGEWOOD
CLEMATIS
AV ENUE
MA IN
BR OAD
RIDGEWOOD
PL A CE
AVENUE
MONARC H
SON
(CO
HIN
LP
E)
UT
RO
TY 44)
6
UN .
(NO
E
CLE MA
E
(COU NTY ROUT
ROAD
AVENU E
E.
DO
AVENU
FRAM
AVENU E
GLEN DA LE
AVE.
A VE.
McC LELLA N
S
ISS US
RYO
E
AV
E.
AV
N
BIA
FA
EA
E
AVENU
AV ENU E
GA R FIE LD
WOOD SIDE
CRESSON
.
E
TREM ON T
AVE NU E
ON
AVE
AG
F IELD
GREEN
E
AVE.
CRES
ESS
CR
A IN
AV ENUE
AVE NU E
E
UE
D R
E
AV ENU
AD
SH ADELA N D
ASH LA ND
AVEN
1 0'
E
PARK
WILLARD
RO
NO. 585)
AVENU
AVENU E
PARK
E
E
AVENU
AVE NU E
ASH LA ND
WOOD SIDE AVE.
AVENU
FIELD
GREEN
AVE.
PARK
AV ENU E
AVENU
E
W
ND
ND
LD
AVE.
TTE AVE.
SH AW
PARK
TREM ON T
.
ER
PL A CE
D
N
RT
LA
MAPLE
CH
FERN WOOD
ED G
PECT
R
OAKLA
KN OLL
GR EENFIE
E
AVENU
Y
RISLEY
UR
AVENU
AVENU
E
PR OS
EWATE
AVENU
PARK
CH
BLVD.
O
R.
N
VE
CO.
D.
ELEY
NU T
STREE
T
CHEST
E
AVENU
FA IRVIEW
E
BR OAD
DRI
HT
(U.S. ROUT E NO. 9)
AYE
LAF
TTE
E
LAN
C LE
CIR
RISLE
O WN
BR
NUE
N SO
JOH
AVE
RE
BLV
ROOSEVE LT DR.
MAIN
EY
RS
W
UG
NE
JE
DO
Y
ROAD
MAP
LE
CEDAR
ST
ET
R.R.
E
AVENU
E
AVENU
CT.
CEDAR
ROAD
RCH
CHU
LAFAYE
W
AVENU
W
RAVE LI NG
EL M
BAYVIE
ET
RE
E
ST
ERN
AVE.
T
AVENU E
STREE
T
ET
T
WRIGH
AV ENU E
AH
S
IS
AVENU
AL DER
AV E.
NO
AVE.
AVENU
STREE
ED GEWAT
ROAD
OHIO
SO UTH
W RIGHT
PIKE
LANE
II
TOWNSHIP
RT
TUN
AD
AVE NU E
SE
TUNIS
(COU NTY R OUTE
NU T
CHEST
AVE.
CLASS
BA YVIEW
AVE.
DEV INS
HOR
NO.
CHEST
SHE
NO. 585 )
STRE
40 /322)
STRE
RO
NE
RO UTE
40/ 322)
AN SLEY
ST REE T
.
E NO
B RANCH
PIKE
E
ET
ROUT
II
AVEN
Y
NEW
Y
UE
(U.S
BL ACK
SE
AN SLEY
E
CLASS
NARC
HT
LANE
AVEN
Y
HT
ANCH
KLIN
UG
AVENU
J ERSE
WEST
HOR
AVE.
UR
DECAT
AVENU
AHS
T
COUR
E
BL ACK
E
UR
DECAT
UG
ELD BR
.
N .J .
UE
AVENU
SEY
T
Y
R AIL
ELD
N.J
EGG HARBOR
AVEN
INC.
JER
UE
INC.
NEWFI
CO. OF
ERN R.R.
COU
UE
RAIL
J. P.
N
J. P.
AVE NUE
MILAN
AVEN
ND
JERSE
AVENU
ILLE
OF
LYONS
NO .
DEN
WEST
SANTV
AVE.
R O UTE
MILAN
THI RD
608 )
697 )
NPIKE
AVE.
TON
ER
NO.
NO .
HAMP
OUTE
R O UTE
697 )
OLD
PL EA
ST.
NTY
NO .
AVE.
GR ANT
LAKE
FIRST
TUR
SOU TH
T
STRE
(CO U
SEC O
UE
RO UTE
TU RNPIKE
STREE
FIR ST
ET
L ANE
T
LANE
STREE
AVEN
ON
NTY
LANE
AVENU
MADIS
E
N
LINDE
ON
T
STREE
SE COND
THI RD
SO M
TY R
(COUN
DO
NO
(COU
TH
HINGT
FOUR
LEHIG
T
PL EASAN
E
AVENU
OLD
VOLA
ST REET
IRE LAND
N
AVE.
AD
H
CLINTO
RO
ET
GUA RD
LIND EN
STREET
ND
ST REET
STREE
ROAD
KING
WAS
.
LL AVE
AVENUE
JR.
ST.
ST.
AV ENUE
LLE
OKVI
BR O
ACE
TERR
E
TH
FOUR
T
PL EASAN
LUTHER
BRAD
ERS
PLACE
ABBEY
AVE NUE
MARTIN
I A AVE.
CAMBR
FIR ST
IUS
AVENU
W ESLEY
AVEN
LANE
T
STREE
E
AVENU
STONE
LEY
E
NTY
E
LES
AD AMS
AVE NUE
GLAD
WES
AVENU
CHAR
ING ERSO
T
NT
E
ACE
OAK
AVENU
E
NEW FI
E
LAKE
BEL MO
O NTE
CHALF
SOM
AVENU
ADAMS
TERR
ERSET
ON EIDA
E
(CO U
AVENU
AD AMS
AVENU
AD
AVENU
ING TO
STREET
SECO
(U.S.
E
AVENU
E
AVENU
AVENU
THI RD
A
SE NECA
WASH
CORNEL
E
NO . 9)
AVENU
CAY UG
ST REET
AVENUE
ND
RO UTE
LA
TH
OD
WO
E
FOUR
WO
OD
U
DO
EN
E
IC
GL
EN
AV
AVENU
ANT
E
ATL
AV ENU
E
CO LLINS
UC
SPR
RO
NSHIP
EGG HARBOR TOW
AVENU
L ANE
WAY
L
BYR D
WOOD LAND
Y
MIL
E
R ESS
EVANS
MERIO
AVENU
EXP
AVENU E
MERION
ATL ANT IC
CIT
CITY
EXPR ESSWAY
CITY OF NORTHFIELD
(2) With respect to Permitted Uses, the term “limited commercial uses” is
undefined and no specific uses are included in the Land Use Ordinance.
(3) No Bulk requirements for the Limited Commercial Overlay are included in
the Land Use Ordinance.
a. The area of the Limited Commercial Overlay fronting New Road is the
same area as the Professional Office Overlay (section 6.3.5 A. herein).
As outlined in section 6.3.2 B. (7) a. iii. (c) iv. herein, this Comprehensive Master Plan Update recommends that the General Commercial
Zone on New Road extend to include the lands between Decatur
Avenue and the City’s southern boundary line.
Such zoning would eliminate the need for the Limited Commercial
Overlays at these locations.
146
VOLUME 1 of 2
FIELD
NEW
TUR
DECA
DO
UG
HT
Y
/3
O. 40
TE N
22)
D
FIEL
SHEF
AVEN
ET
RE
ST
UE
AVEN
EW
FAIRVI
ELM
DO
UG
HT
Y
NFIEL
MA PL
RO
AD
LAFAYE
R.
AN
D
(U.S. ROUTE NO. 9)
GR EE
E
E
CL
CIR
TT
YE
FA
LA
ND
SO
W
EDGE
AVEN
ROAD
CH
PO
RT
L
EY
RS
JE
UR
CH
N
OW
BR NE
LA
HN
JO
W
UE
AVENUE
IE
BAYV
W
NE
NUE
HT
WRIG
ALDER AVE
NUE
RO
AD
NO
AH
S
UE
AVEN
UE
ROU
(U.S
RAVELING AVE.
Recommended
GC General
Commercial
Zoning
TTE
SHAW
UE
AVEN
AVEN
UE
UE
AVEN
ENUE
PARK
AVENUE
SHADELAN
ROAD
GLENDALE
AVENUE
AVENUE
HARRISON
TILTON
AVENUE
RIDGEWOOD
LANGSTON AVE.
AVENUE
Mc KINLEY
COLUMBIA
AVENUE
ROAD
AVENUE
FLOR
ASHL AND
NEW
ODSIDE
FERN WOO D
AVENUE
JEFFERSON
AVENUE
AVENUE
TREM ONT
ROAD
Recommended
Limited Commercial
Overlay elimination
AVENUE
b. At Publication, the Limited Commercial Overlay included the small
SFR-50 Zones along California Avenue west of New Road and the
wholly-residential (SFR-75) neighborhood east of Main Street. The
SFR-50-zoned lands are too small for meaningful commercial
development and the SFR-75 neighborhood is not an appropriate
location for commercial uses.
Additionally, the portion of the SFR-75 Zone abutting Delilah Road is
recommended to be rezoned Conservation (section 6.3.1 C. (6) a herein).
Section 6.3.5 A. (4) a. of this Comprehensive Master Plan Update
recommends an NC Neighborhood Commercial Overlay for Main
Street north of Thompson Avenue. Should such recommendation be
accepted, the need for a Limited Commercial Overlay in this area
would be eliminated.
147
VOLUME 1 of 2
STREET
OCEAN
DRIVE
McCONNELL
IN
FRANKL
COURT
MAIN
AVENUE
SHANE
D
MALLAR
SIXTH
AVENUE
LEEDS
AVENUE
AVEN UE
AVEN UE
LIND LEY
AVENUE
AVE NUE
IOWA
ON
THOMPS
ELKTON
MPS ON
PACIFIC
AVEN UE
PAC IFIC
AVE NUE
LINDEN
L
MAX WEL
AVENUE
BLVD .
AVE NUE
N
FRA NKLI
AVE NUE
COURT
ON
PRIN CET
KLIN E
NO. 9)
SUNSET
EL
AVE NUE
SUN SET
RES T
AVEN UE
AVE NUE
K
TE
(U.S. ROU
CED ARC
LINDLEY
THO
E
DRIVE
BLVD.
R-50
LA UR
LEED S
PLACE
AVE NUE
LEEDS
AVENU
E
PL
A
AL
L
E
ES
MOOR
LAN
D
LAIR
R-75
MONTC
Y.
AVENUE
IA
MAGNOL
COU RT
AVE NUE
REST
PLACE
MALLAR
UE
PKW
DR.
RE
NTC LAI
EN
MO
BEL LEV
DR.
MO NT
AVENUE
LAR CH
E
AVE.
PENNSYLVANIA
AVENU
ST
ELMHUR
UTAH
ON T
DRIVE
DRIVE
3)
. 66
LARCHM
T
FRANKLIN
NO
E
AVENU
D
PL.
(CO UN
U TE
RO
AR
CE
TY
OO
REDW
AVE NUE
STU
CED ARC
NEU MAR
AVE NU
E
SEVEN
EIG HTH
585)
NO .
UN
R-50
AVENUE
E
AVENUE
OD
REDWO
UTE
TY RO
(CO
NUE
AVENU
RNIA
TH
CAL IFO
AVENU
ARD
BOULEV
AVE NUE
CITY OF
ABS
ECON
ABSECON
AVE
E
NEVADA
CITY OF
AVENUE
E
A
NEVAD
AVE NU
Recommended
Limited
Commercial
Overlay
elimination
ROA D
DELILAH
(COU NTY
ROUTE
NO. 646)
ATLANTIC
AVE.
COU RT
(COU NTY
ROUTE
NO . 646)
c. No additional changes are recommended for the Limited Commercial
Overlay.
OUTE NO. 646)
C. Franklin Boulevard
153
Mixed / Use Overlay
BOULEVAR
D
PLACE
CHATHAM
AVENUE
AVENUE
AVE.
CLEARVIEW
AVENUE
FRANKLIN
WALNUT
AVENUE
LORAINE
AVE.
MULBERRY
AVE.
AVENUE
a. General business and professional offices.
AVENUE
FRANKLIN
EDGELEY
(2) Permitted Uses under this Overlay:
STENTON
READING
STREET
(1) Land Use Ordinance §290-10 D. (3) and
§290-32H establishes a Mixed-Use Overlay
Zone for the lands which front Franklin
Boulevard from Delilah Road to the Central
Business District. Such Overlay permits and
encourages mixed commercial and retail
uses in addition to the single-family and
professional options which are permitted
uses.
(COUNTY ROU
TE NO. 585
)
AVENUE
EXPRESSWAY
b. Restaurants.
EVANS LANE
c. Bed and Breakfasts.
d. Funeral Homes.
AVENUE
MERION
COLLIN S
AVENUE
e. Banks
AVENUE
Formerly Franklin Avenue.
CHARLES
AVENUE
INGERSOLL AVE.
E
153
AVENUE
ADAMS
f. Drug Stores.
148
VOLUME 1 of 2
(3) Bulk requirements under this Overlay:
a. Minimum Lot Size: 10,000 s.f.
b. Minimum Lot Frontage: 100’
c. Minimum Setbacks: Front Yard: 30’
Side Yard: 10’ (each)
Rear Yard: 20’
a. Maximum Building Height: 4 stories or 60’
b. Maximum Building Coverage (Principal Structure): 30%
c. Maximum Lot (Impervious) Coverage: 70%
a. At Publication, the City was exploring the relocation of the municipal
complex from its present location to the City-owned land on the block
bound by Main Street, Reading Avenue, Franklin Boulevard and
Walnut Avenue in furtherance of the City Center Redevelopment Plan
(section 6.3.7. C. herein). Such zoning would eliminate the need for
the Professional Office Overlay in this area.
b. The area east of the Overlay between Reading and Walnut Avenues is
fully developed as garden apartments (zoned MF Multi-Family). In
light of such development and base zoning, it is highly unlikely that an
entity could acquire the land necessary for the Mixed-Use Overlay.
E NO. 646)
Preexisting
Mixed-Use
Overlay
BOULEVAR
. 585)
D
AVENUE
RO UTE NO
STENTON
CHATHAM
(COUNTY
PLACE
AVENUE
Recommended GC
General
Commercial
Zoning
AVENUE
AVE.
READING
AVENUE
FRANKLIN
WALNUT
EXPRESSWAY
MULBERR
Y
Portion of
Future Municipal
Complex &
existing garden
apartments
AVENUE
FRANKLIN
AVE.
AVENUE
AVE.
AVENUE
LORAINE
EDGELEY
d. The Gateway Redevelopment
Area extended to the west of
the properties fronting
Franklin Boulevard from the
Atlantic City Expressway to
north of Mulberry Avenue. It is
anticipated that this area will
become a heavily-landscaped
entryway to a future Gateway
Project.
CLEARVIE
W
c. At Publication, the Overlay
extended to the parcels within
the COM Zone along Delilah
Road which are included in
the recommended GC Zone
(section 6.3.2 B. (7) a. iii. (c)
herein), thereby making the
Mixed-Use Overlay redundant.
Proposed Gateway
entrance
149
VOLUME 1 of 2
e. Section 6.3.5. E. of this Comprehensive Master Plan Update
recommends Bayside Mixed Use Overlay zoning for the east side of
Franklin Boulevard between Ingersoll Avenue and Delilah Road.
Accordingly, it is recommended that the Franklin Boulevard Mixed-Use
Overlay be eliminated in favor of the aforementioned.
.
UE
AVEN
SHAW
UE
AVEN
PARK
GLE
HARRISON
AVENUE
Property which is located on the
west side of New Road is subject
to the area and bulk requirements
of the SFR-75 Zone.
ASHLAND
AVENUE
CRESSON
NEW
TILTON
COLUMBIA
ASH
JEFFERSON
ii. Property which is located on the
east side of New Road is subject
to the area and bulk requirements
of the SFR-60 Zone.
(U.
SFR-75 Overlay
E AVE
AVE.
i.
YETT
LAFA
ROAD
(1) Land Use Ordinance §290-27 C.
permits single-family detached
dwellings on lots which front on New
Road from Lafayette Avenue south
to the City Line as Conditional Uses
in the COM Zone as follows:
SFR-60 Overlay
AVENUE
D. New Road Residential Option154
E
TT
YE
FA
LA
C
f. No additional changes are recommended for the Limited Commercial
Overlay.
ROAD
AVENUE
RIDGEWOO
(2) Section 6.3.2 B. (7) a. iii. (c) iv. herein recommends that New Road-frontage
properties south of the Black Horse Pike be zoned GC General Commercial.
(3) City Planners recommend that it is no longer appropriate to encourage
single-family development on the increasingly-congested New Road, which,
despite being State highway, is a single-lane155 cartway in this section of
the City. Accordingly, it is recommended that this Overlay be eliminated.
154
While not labeled as Residential Option in the Land Use Ordinance, this is the only applicable reference found in the Ordinance.
155
(each direction)
150
VOLUME 1 of 2
It is not the intention of this Comprehensive Master Plan Update to remove
or otherwise negatively impact existing residential uses in this section of the
City. Accordingly, it is recommended that residential uses existing in the
affected area at the time of adoption of the regulations eliminating these
Overlay Zones be considered Permitted Principal Uses in such zone until
such time as such uses are replaced by an otherwise conforming use.
E. Recommended BMU Overlay Zone
a. At Publication, the section of the City east of Franklin Boulevard ~ between
the Atlantic City Expressway and Milan Avenue ~ contained a largely
incompatible mixture of light industrial and older, neglected residential uses
as well as a significant amount of undeveloped land. Section 6.3.2. C. (6) f.
of this Comprehensive Master Plan Update recognizes that this area also
contains a combination of amenities156 which are viewed by developers as
very attractive for (vertical) market rate residential development.
City Planners proposed to take advantage of this setting by rezoning this
area “Bayside Mixed-Use” (BMU); thereby permitting 8 to 12 story, multifamily (condominium) development with commercial uses at grade.
THOMPSON
AVEN
The section of the City between (generally) Ingersoll Avenue and
Delilah Road ~ east of Franklin Boulevard ~ contains these same amenities.
However, unlike the proposed
Recommended
BMU Zoning District, the Ingersoll
BMU Overlay Zone
/ Delilah / Franklin spine is
GC
characterized not by incompatible
development and vacant land, but
by single-family homes.
AVENUE
THOMPSON
IOWA
AVENUE
PACIFIC
FRANKLIN BLVD.
AVENUE
ATLANTIC
AVEN UE
MAXWELL
AVENUE
AVENUE
DELILAH
RD
ROAD
LIND EN
R-75
ROUTE
NO. 585)
STENTON
MF
CLE ARV
IEW AVE
NUE
AVENUE
AVENUE
AVENUE
RY
AVEN UE
BOU LEVA
RD
AVEN UE
AVENUE
FRANKLIN
MUL BER
EDGELE
AVENUE
Y AVE NUE
RY
R-75
LORAINE
STR EET
GC
MUL BER
AVEN UE
AT
LA
N
R-75
COLLINS
TIC
AVENUE
FRANKLIN
GC
AVENUE
MERION
MAIN
GUA RD
PLACE
EVANS LANE
AVENUE
CIT
Y
AVENUE
ADAMS
EX
PR
AVENUE
CHARLES
ES
SW
AY
ACE
MADISO N AVE.
BMU
SOUTHERN R.R. CO.
OF N.J.
MILAN
BRANCH CLASS
AVENUE
AVENUE
LAKE
ST.
TURNPIKE
PLEASANTVILLE
HARRIS
AVE.
PLEASANT
NEWFIE LD
AVENUE
MADISON
BROOKVILLE
TER.
PENNY LANE
A
INGERSOLL AVENUE
GRANT
in the form of meadow (and Atlantic City Skyline) views, favorable
proximity to the City’s mixed-use City Center Redevelopment Area and
Central Business District and access to the Atlantic City Expressway.
AVENUE
FRANKLIN
(COU NTY
READING
WALNUT
OLD
156
PLACE
CHATHAM
AVENUE
LIND
Accordingly, it is the intention of
the City to create a BMU Overlay
Zone along this Ingersoll / Delilah
/ Franklin spine in order to permit
the type of vertical development
so necessary for the City’s tax
base (including luxury units
targeted for the second home
market as well as mid-priced units
affordable to casino middlemanagement employees), while
recognizing the existence of the
viable residential neighborhood.
BOU LEVA
AVENUE
FLORENC
E
WINDSOR
I
AVENUE
AVENUE
JERSEY
151
VOLUME 1 of 2
Unlike the proposed BMU Zoning District, which permits existing
residential uses to continue as Permitted Principal Uses but does not
permit new, nonconforming development, the BMU Overlay does not
change underlying zoning. New development will continue to be permitted
under existing SFR-75, MF and GC zoning regulations while BMU
development will be permitted if Overlay regulations are met.
F. Recommended City Center Support Overlay Zone
At Publication, the City and the designated Redeveloper for the City Center
Area were working through a myriad of planning and other issues related to
the Redevelopment Project (section 6.3.7. C. herein). Included within the
scope of the discussions are methods to increase the number of housing
units in the City’s downtown area in order to support the commercial uses
within The District; thereby making the project attractive to potential retailers.
While the Redeveloper is developing plans to maximize the number of units
within The District, it has become apparent that additional units ~ beyond
those supportable under the City Center Redevelopment Plan (i.e., within The
District) ~ are required.
The City’s concepts for the BMU Zoning District (section 6.3.2. C. (6) f.) and
the BMU Overlay Zone (section 6.3.5 E. herein) are intended, in part, to
increase the number of housing units available to support The District.
However, environmental considerations and the land acquisition process for
BMU-related development are likely to extend any such project into the
longer-range timeframe.
More immediately-achievable development is
required.
Land Uses on the blocks surrounding the City Center Area may generally be
classified as:
•
General Commercial, Mixed-Use (commercial & residential) and MultiFamily along Main Street both north and south of the City Center Area
and between the City Center Area and the Black Horse Pike;
•
Single-Family Residential west of the Main Street commercial frontage
north of the City Center Area;
•
General Commercial and Light Industrial east of the Main Street
commercial frontage north of the City Center Area;
•
Single-Family Residential west of the City Center Area; and
•
General Commercial and Single-Family Residential to the east of the
City Center Area.
152
VOLUME 1 of 2
AVENUE
STREET
LINDEN AVENUE
HARRIS
TURNPIKE
LAKE
AVENUE
JERSEY
WEST
GREEN STREET
LENOX AVE.
COURT
AVENUE
AVENUE
SI
AVENUE
THIRD
MILAN
CH CLAS
NEWFIELD BRAN
MILAN AVENUE
WEST JERSEY
AVENUE
MADISON
AVE.
GRANT
SECOND
AVENUE
PLEASANTVILLE
AVENUE
ABBEY LANE
PENNY LANE
FIRST
AVE.
OLD
JR.
VOLA LANE
STREET
PLEASANT
MADISON
BROOKVILLE
TER.
ST.
KING
UTILITY
AVENUE
INGERSOLL AVENUE
AVENUE
LUTHER
AVENUE
CHARLES
PLACE
FIRST STREET
LIGHT INDUSTRIAL
PLEASANT
SECOND
MIXED USE
LAKE
STREET
OFFICE
THIRD
GENERAL COMMERCIAL
ADAMS
FOURTH
STREET
STREET
SINGLE-FAMILY RESIDENTIAL
AVENUE
STREET
CITY CENTER AREA
AVENUE
ADAMS
BLACK HORSE PIKE
In order to address the issues as identified, and to provide an appropriate
buffer between the more intense District development in the City Center Area
and the less intense single-family development surrounding The District, this
Comprehensive Master Plan Update recommends an Overlay Zone for the
blocks surrounding the City Center Area, extending north along Main Street to
Adams Avenue, with permitted uses being ground floor commercial with a
combination of townhouse and/or residential flat dwelling units in 3 to 4 story
buildings fronting Main Street, Second Street, Franklin Boulevard, West
Jersey Avenue
Recommended City
Proposed City
Milan Avenue,
Center Support Overlay
Center
Expansion
CBD
Martin Luther
King Jr. Avenue,
Old Turnpike and
the Black Horse
Pike (recognizing
that the BMU
Zoning District is
proposed east of
the City Center
Area).
R-75
AVENUE
ST.
AVENUE
MADISON
MILAN
AVENUE
CH CLASS I
NEWFIELD BRAN
AVENUE
GC
D
EET
BLACK HORSE PIKE
LENOX AVE.
COURT
CBD
GREEN STREET
COURT
JERSEY
WEST
R-C
HARRIS
GRANT
AVE.
FIRST STREET
CITY CENTER
AREA
MILAN AVENUE
Y
AVENUE
AVENUE
THIRD
AVENUE
STREET
ABBEY LANE
LAKE
AVENUE
BMU
TURNPIKE
OLD
JR.
PENNY LANE
AVE.
SECOND
VOLA LANE
FIRST
SECOND
THIRD
PLEASANT
AVENUE
INGERSOLL AVENUE
CBD
BROOKVILLE
TER.
AVENUE
KING
STREET
MF
AVENUE
CHARLES
MADISON
NT
PLACE
LINDEN AVENUE
STREET
STREET
R-50
LAKE
AVENUE
STREET
ADAMS
153
VOLUME 1 of 2
6.3.6 Proposed Zoning Map: Zoning Overlay Districts
The recommendations detailed in this section 6.3 would result in the following
Land Use Plan (Overlay Zoning) for the City of Pleasantville:
DA A
AVE NUE
VA RD
BOULE
N TH
OCEA
N
A
FORNI
NC OVERLAY
AVE
NO
LAR CHMO
NT DRIVE
MONTC
LA IRE
DRIV
E
SI XT
UTE
UTA H
HURS
T
RO
TY
NU E
UE
BE LLEV
PK WY.
AVE NUE
DR .
LA I RE
AVE NUE
RCRE
ST
DRI VE
CE DA
PLA CE
MA GNOLI
PE N NSY LV
STRE E T
LANE
MOOR
AVE NUE
NUE
ES
AVE
NIA
CA LIFOR
AN IA AV E N UE
AL
LE
N
PL
.
MONTC
ELM
UN
PL.
MO NT
LARCH
DR IVE
)
FR ANK LIN
(CO
. 663
A RT
H
Y R OUTE
CO
IC
SE
AB LA NT
OF
AT
OF
CITY
TY
UN
CO
D
RE DWOO
STU
(C OUNT
N
AVE NUE
NO.
585)
EI GHTH
SE VE
CA LI
AVE NUE
AVE NUE
NUE
AVE NU
N UE
DA
AVE
NEW RD. PROF
OFFICE OVERLAY
VE NUE
E
NE VA
AVE
NE VA
A
R EL
DRI VE
N
O
C TIC
SE A N
AB T L
A
F
F
O
O
Y
Y
IT
C NT
U
O
C
IOWA
Mc CONNELL
LAU
AVE NUE
RK
AVE NUE
AVE NUE
WINDS
OR
PLA CE
CLE A RV IEW
NE W
E.
OXF ORD AV
A VE .
BOULE VA RD
AVE NUE
STRE E T
LAN E
GUAR D PLA CE
T
D
FIRS
AV E
AV EN
CHE
T
R
AVE
MAPL
AVEN
UE
AVE
NUE
GLEND A LE
AVE NU E
AVE NUE
TILTON
RO
E)
UT
AVE NU E
NU E
V IL LE
AVE
CO URT
T
COUR
LY ONS
PDE
FRANK
AVE N UE
E
N
64
AV
4)
AV E NU E
RI DGE WOOD
PLA CE
PLA ZA
U
O.
BIA
(N
FA
EN
AV
RI DGE WOOD
AVE NUE
AS H LAND
RO AD
BROA D
Y
(C OUN T Y ROUTE NO. 687)
RK
NUE
MA IN
NE W
AVE NU E
RO AD
LANE
FLORA L AVE N UE
PLA CE
N
NT
HI
PA
INDIA N
AVE NUE
LANG ST ON A VE.
LP
OU
SSON
STRE E T
STR E E T
HA RRIS ON
JE FFE R S ON
WOODS IDE
N
CRE
AVE
E
NC OVERLAY
E NUE
VAN MA R AV
AVE N UE
AS HLAND
Mc K INLE Y
(C
E NU
AVE N UE
FL OR AL
AVE NUE
DO
AV
LE
E
AV E NU
AVE N UE
CO LUMB IA
AV E NUE
Mc CLELLA N
LINCOLN
TILTO
CR E S SON
N
E
BE S
TR EM ONT
AVE N UE
MONA R CH
AVE NUE
AVE NU E
AVE NUE
AV EN UE
FRAM
GLEN DA
AVE NUE
AVE NU E
AS H LAND
S SO
AVE NU
GLENDA LE
AVE NUE
AVE NUE
RY ON
AVE N UE
FERN WO OD
CRE
N
AVE NUE
AVE NU E
PARK
SH A DELA ND
AVE NUE
PARK
TREM ON T
FERNWO OD
E
AV E NUE
PARK
AD
AVE NUE
RO AD
E
NUE
AVE NU
NFI ELD
AVE NUE
UE
A VE NUE
UE
AVE
LA ND
E AVENUE
H
AVE NU
WOODS IDE
OAK
WILLA R D
PARK
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R
S US
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PO
RT
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TY
RO
LAFAY
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CLE M ATIS
N
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BR OA D
MA PLE
R
UG
H
AVE
AVE N
GREE
DO
TTE
CE DA
(U. S. R O UT E N O. 9)
RO AD
NE
YE
L AFA
JOH
STRE E T
IE W
EDGE
AVE NUE
EDGE
GREEN
CLE
WN
BRO E
LAN
ET
BAY V
STRE
IE W
RO AD
CH
N UE
BLVD.
LEY
CLE M ATI S
UR
CIR
C
V ELT DR.
LIN
RO OSE
LE Y
I EW
NU E
RA VE LING AV E.
BAY V
NUE
CH
RI S LEY
UR
CHE
ANS
NUE
D.
BLV
AVE NUE
AVE
FAIRV
ELM
ET
ET
S TNUT
STRE
AVE
EY
JE
RS
NUE
E
SHAW
CH
AVE
TUNIS
AV E
NUE
WR IGHT
W
AV E
STR
S
TOW NS HIP OF EGG HARBO R
CO UNTY O F ATLANTIC
)
EDGE
FFI ELD
OF N.J.
KNOLL PL.
SHE
CO.
E
322)
R.R.
CITY CENTER
SUPPORT OVERLAY
NUE
AVE NU
40/
AD
ALD E R AV
ENUE
AH
AVE NUE
CE D A R
CT.
OHIO
LANE
RE
E NO.
40/322
NUE
AVE NUE
NO.
HE RN
S S II
N COURT
AVE
TUNIS
PE C
UT E
NUE
RO
RO
NO
ST
ROUT
KE
E PI
CK HORS
WR IGHT
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CLA
PROS
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B RANCH
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.
PD E
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S TER
LENOX
BOULE
NUE
DE CATUR
RO AD
NE W
N
AV E
N
Y
VA RD
BLA
N.J.
DE V INS
HORS
E
FIE LD
N .J .
HA M
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I
(U.S
CK
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ST.
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BLA
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STR E E T
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OF
CO. OF
RN R. R.
MA IN
CO.
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Y AV
NE W
SOU T HE
AV E.
GREE
NO. 585)
(COU NT Y ROUTE
R.R.
HE RN
697)
MA DIS ON
T
ET
RSE
T JE
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GARF IE LD
ON
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SOUT
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WFIEL
N UE
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ANS LEY
WES
SI
HA M
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585)
CO.
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ET
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OND
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MI LA
608)
STRE
HE RN
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( U.S
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B RANCH
NUE
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A VE NUE
SS
(COUN
PI KE
LI
N O. 697)
NA RCIS
H CLA
T Y ROUTE
TE N O.
(C OUN T Y ROU
RANC
FIRS
SE COND
THIRD
LANE
ET
LD B
(COUN
NE W
SOUT
NE WFIE
NE
N
H
FOURT
NUE
Y LA
THIRD
(U. S.
H INGTO
RO AD
NO. 608)
N
AB BE
VOLA
STRE
ET
STRE
9)
E NO.
STRE
ET
H INGTO
OLD
AVE NUE
WA S
AVE
A VE
WA S
NT
AVE N UE
JR .
KI NG
RO UT
RE
D ST
IRE LAND
VE
N A
CLINTO
(COUN
OUTE
AS A
T
H
FOURT
A NT
LUT HER
T Y ROUTE
NUE
LL AVE
RSO
PE NNY
ET
GLADS
NUE
AVE NUE
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IGH
ET
BRA
ET
LEH
ERS
SOM
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TY R
IN GE
STRE
ET
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ET
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LFONT
CHA
CE
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LEY
BRI A
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RO
AVE NUE
SE CON
THIRD
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BE LMON
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SOM
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HT
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TURN
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DO
AVE
CHA
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TER.
AVE NUE
PLE AS
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(COUN
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MS
PLA CE
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AVE N UE
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9)
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RO UT
LANE
STRE E T
(U. S.
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AVE NU
AVE NUE
AVE NUE
D
CIT
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AV ENUE
LAK E
AVE NUE
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AVE NUE
A
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AVE NUE
SE NECA
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R
MI
R
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ATLANTIC
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AVE NU E
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EX PRE S SWAY
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CITY
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.
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.
A VE
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AD
AVE N UE
MULB ER RY
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TIC
N
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AT
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RO
A VE NUE
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BY R D
AVE N
BMU OVERLAY
AVE NUE
LORAIN
WOOD LA ND
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U
LL
AVE N
UE
UT
E
F
AVE N
WA LN
AVE NUE
ON
BRIGHT
ATLA NTIC
E
O
C
TON
TE RR A CE
MA RT IN
EX PR E S SWAY
CI TY
NTIC
WO
AVE NUE
RE A DING
O
MI
W ELLING
MULB
EN
Y
ING
AVE NU
CE
IT
RE A D
RE A D ING AV
ENU E
AVE NU
AVE NUE
CHA THAM
AVE NU E
EN UE
AVE NUE
0
N O. 646)
STE NTON
LINDEN
OR AV
AVE NUE
RI CHMOND
180
TE
TY ROU
C
WINDS
FLORE NC E
ST. C HARLE S
PLA C E
RO AD
FR ANK LIN
HO ME
UT
(U. S. RO
NO. 646)
RO AD
Y ROUTE
(COUN
ROAD
DE LI LAH
N O. 646)
T Y ROUTE
TE N O. 585)
(C OUN T Y ROU
AD
E NO.
R AV EN
9)
RO
UE
LL
(COUN
RO AD
BOU LE VA R D
MI
E
DE LI LAH
(COU NT
D.
LIN BLV
FRANK
E LL
ATLA NTIC
UE
DE LI LAH
RU
IOWA
AVE N UE
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6.3.7 Rehabilitation / Redevelopment Areas
A. Citywide Rehabilitation Area Designation
(1) City-Owned Land Disposition (Scattered Site) Program
The City, from time to time, takes ownership of land through tax title lien
foreclosure, private donation or other means. Some of these parcels are
considered ‘buildable’ from a zoning perspective, while others require
variance relief in order to be developed. Rather than retaining ownership,
the City’s practice is to return these lands to private hands and thus make
them productive assets for the community.
154
VOLUME 1 of 2
The City makes these parcels available by either disposing of them at
public auction157 or by transferring them to nonprofit organizations158 ~
usually for below-market consideration ~ for the purpose of building new
housing or rehabilitating existing housing for resale to qualified individuals.
Many such parcels, for reasons of size, location or other characteristics,
do not command market prices or do not attract interest and are thus
unsuccessful at auction. Additionally, the time, effort and costs involved in
obtaining zoning variances to develop undersized parcels decreases their
attractiveness. Accordingly, existing transfer mechanisms have not
allowed the City to fully maximize its return on such lands, or insure that
such parcels are restored to productive use.
On two (2) separate occasions in 2002, the City made 78 such parcels
available to adjacent landowners pursuant to law. Less than 20% of these
landowners expressed interest in purchasing these lots. While all of the
lands so offered were undersized according to City zoning regulations,
they were large enough to support modest residential construction.
The Redevelopment Statute allows the City to ‘package’ such parcels and
make them available to the development community under an approved
Redevelopment Plan.159 A finding of Need for Redevelopment or
Rehabilitation for the areas where the parcels are located is a prerequisite
for such action. Given the scattered location of the lots in question, a
Citywide Rehabilitation designation160 was considered by the City to be
the most effective means of returning these lands to productive use.
The Governing Body commenced this process in August 2002 by directing
the Planning Board to conduct a Preliminary Investigation and make a
recommendation regarding whether or not the City, or any part thereof,
qualified as an Area In Need of Rehabilitation pursuant to section 14 of the
Local Redevelopment and Housing Law.
The Planning Board completed its Investigation and, in December 2002,
conducted its Public Hearing and formulated its recommendation that the City
of Pleasantville, in its entirety, qualified as an Area In Need Rehabilitation.
The Governing Body reviewed the recommendations of the Planning Board
and, concurring with its findings, declared the City of Pleasantville, in its
entirety, to be In Need of Rehabilitation in December 2002. As part of this
action, the City directed the Planning Board to prepare a Redevelopment
157
Pursuant to N.J.S.A. 40A:12-1 et seq.
158
Pursuant to N.J.S.A. 40A:12-21 (j).
159
The Redevelopment Statute utilizes the term “Redevelopment Plan” for activities in both Redevelopment and Rehabilitation Areas.
160
Where warranted by consideration of the overall conditions and requirements of a community, a finding of need for rehabilitation
may extend to the entire area of a municipality (N.J.S.A. 40A:12A-14).
155
VOLUME 1 of 2
Plan for the City-owned properties under what was termed the City-Owned
Land Disposition (a.k.a. the Scattered Site) Program.161
The Redevelopment Plan162 was prepared and reviewed by the Planning
Board at a public hearing in January 2003. Upon recommendation by the
Board, the City adopted the Redevelopment Plan163 in February 2003.
The focus of the Redevelopment Plan is to create a mechanism to make
undersized City-owned lots, both then in inventory and others which the
City may obtain in the future, ‘buildable’ from a zoning perspective (thus
increasing their value, marketability and post-sale ratable potential) and to
transfer said lots to private builders / developers for development. While
the City’s primary goal is construction of dwelling units on these parcels, it
may entertain mixed-use, commercial or other types of development under
certain conditions and at certain locations.
The Redevelopment Plan also contains provisions to support the City’s
HOPE VI (Phase I) Project.
Since adoption of the Redevelopment Plan, the City has conducted several
public auctions at which 29 undersized lots were sold to private developers,
resulting in a total of $1,060,900.00 in purchase price for the City. Said
developers have submitted plans for single-family homes as required by the
Redevelopment Plan. At Publication, approximately 17 approvals have
been granted, with construction in varying stages of completion.
As a result of this process, the City has not only received a (one-time)
financial benefit from the sale of the properties, but has ensured that
otherwise non-productive lands will be returned to the tax roles to the
benefit of future generations, stabilized existing neighborhoods and
provided for home-ownership opportunities in the City.
No changes are recommended for the Scattered Site Program.
(2) HOPE VI164 (Phase I): Scattered Site Housing
While the aforementioned efforts were underway, the Pleasantville
Housing Authority was preparing an application to the United States
Department of Housing & Urban Development for HOPE VI designation.
161
162
163
164
Via Resolution No. 273-2002.
Redevelopment Plan: Area In Need of Rehabilitation ~ City-owned Land Disposition Program prepared by Remington, Vernick &
Walberg Engineers (Submitted for Approval January 13, 2003).
via Ordinance No. 04-03.
HOPE VI is a federal (“HUD”) program designed to ‘deinstitutionalize’ public housing by demolishing traditional, large, centralized
public housing projects and relocating [former project] residents into existing neighborhoods. When integrated into a municipality’s
general populace ~ at densities considerably lower than exist in traditional public housing ~ the negative influences of “project life” are
removed. Without the stigma of public housing, residents more easily become a part of the fabric of the community.
156
VOLUME 1 of 2
The Mayor and Governing Body, acting in partnership with PHA and
thereby strengthening the HOPE VI application, agreed to donate such
City-owned lots as may be necessary to develop 60 single-family
detached and semi-detached (side-by-side duplex) housing units as part
of the HOPE VI project. Such housing would be scattered throughout the
HOPE VI district and be used primarily as a relocation resource for the
residents of the Woodland Terrace public housing complex, which was to
be demolished as part of the HOPE VI Program (although some land
would be used for development of for-sale and market-rate rental units
under the HOPE VI Program).
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At Publication, Phase I of the
HOPE VI project had been
completed, resulting in the
creation of 60 affordable singlefamily detached and attached
(duplex) housing units in the
form of:
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and was approved in April 2003.
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In order to develop the Cityowned lots as desired without a
myriad of variances (which would
make the process too expensive
and unwieldy), the City included
Phase I of the HOPE VI Program
under the City-Owned Land
Disposition Program.
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157
VOLUME 1 of 2
At Publication, the final outstanding issues for HOPE VI Phase I is for the
Redeveloper to request and the City to issue a Certificate of Completion
and Compliance for the project.
(3) HOPE VI (Phase II): Woodland Terrace ~ New Hope Community
While the Redevelopment Plan for the City Owned Land Disposition
Program addressed the needs of Phase I of the HOPE VI Program, it did
not address Woodland Terrace; the raison d'être of the HOPE VI Project.
The ultimate goal of the HOPE VI program was the demolition of the
Woodland Terrace public housing complex and the (re)development of the
Woodland site with 80 single-family detached and semi-detached
dwellings, a community center and active and passive open space.165
Atlantic City Expressway
STRE ET
LANE
JACK SON
STREET
T
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O . 9)
Hope VI Phase II, (former)
Woodland Terrace &
Woodland Avenue Park
ST RE E
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HENDRICKS
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Prior to undertaking the HOPE VI (Phase II) project, the Woodland Terrace
site was zoned MF Residential Multi-Family. While Permitted Uses in this
zone included single-unit structures, minimum lot size was one (1) acre and
setback and other regulations anticipate apartment-style multi-family
construction.166 As with the HOPE VI (Phase I) program, a myriad of
variances would have been required in order to develop the site as
envisioned. Additionally, MF zoning did not permit community centers.
165
166
Planning for HOPE VI (Phase II) includes the reconfiguration of the existing, City-owned Woodland Avenue Park into a more
neighborhood-friendly use of space.
§290-24 A & 25.
158
VOLUME 1 of 2
To address these issues, the City agreed to create a Redevelopment Plan
under the Citywide Rehabilitation designation (section 6.3.7 A. herein) in
order to (re)plan both Woodland Terrace and Woodland Avenue Park to
permit the type and scope of development envisioned by HOPE VI.
In November 2004, the Governing Body directed the Planning Board167 to
prepare a Redevelopment Plan for the Woodland Terrace site and
adjoining lands. The Plan168 was completed and reviewed by the Planning
Board at a public hearing in January 2005. Upon recommendation by the
Board, the City adopted the Redevelopment Plan in February 2005.169
In March 2005, PHA and its Private Redevelopment Partner170 received
Preliminary Site Plan Approval and a determination of Redevelopment Plan
Conformance for 80 single-family and duplex dwelling units, a community
center and central landscaped commons on the Woodland Terrace Site.
Final Subdivision and Site Plan Approval was granted in May 2006.
At Publication, all of the Phase II units had been completed and occupied
and the Mayor Ralph Peterson Sr. Community Center was open and
functioning. The final outstanding issues for the HOPE VI Phase II project
is for the Redeveloper to request and the City to issue a Certificate of
Completion and Compliance for the project. Upon issue of such
Certificate, it is recommended that the Permitted Uses and Building Limit
Controls contained in the Redevelopment Plan be instituted as the basezoning for the New Hope Community.
While Phase I & II of HOPE VI have been completed, this Comprehensive
Master Plan Update recognizes that HOPE VI includes a Phase III
component, which consists of 13 home-ownership units on lots scattered
throughout the City. At Publication, City participation in Phase III had not
been finalized.
(4) Narcissus Avenue Rehabilitation Area171
At Publication, the City’s inventory of City-owned, vacant land included a
4-lot (approximately 0.8-acre) tract located on Park Avenue adjacent to
Narcissus Avenue172 The City has determined that this land, which is
vacant and unimproved, is not necessary for municipal use.
167
168
via Resolution No. 266-2004.
Rehabilitation Plan for the Woodland Terrace ~ New Hope Community (HOPE VI ~ Phase II), City of Pleasantville, Atlantic
County, NJ, (labeled “Submitted for Approval: January 12, 2005”).
169
Via Ordinance No. 4-2005.
170
The Ingerman Group, a private sector developer contracted by PHA to plan, construct and manage the HOPE VI project.
171
“NARA”.
172
Block 4, Lots 29, 30, 31 & 32
159
VOLUME 1 of 2
This City-owned land is located directly adjacent to two lots173 owned by a
private entity174 who wishes to develop a significant project in Pleasantville.
While the land owned by V.F.V. Property totals approximately 20.4 acres
in area, the majority of these 2 lots consist of wetlands and wetlands
buffers; thereby making it undevelopable.
City-owned Land
NARCISSUS AVENUE
Developable Uplands
PARK AVENUE
Narcissus Avenue
Rehabilitation Area
V.F.V.-owned Land
Saline Marshland
Given the irregular shape of the developable portion of the V.F.V.-owned
land, it is likely that development on these lots, absent active participation
by the City, would be limited to approximately eight (8) single-family homes.
However, if the V.F.V.-owned land were combined with the City-owned
land, a substantial project could be created, resulting in far greater return
to the City in terms of sales price and annual ratables than if the project
were developed without the City-owned land.
Under the Local Lands and Buildings Law,175 and absent the Redevelopment
process, the City would be required to auction its land to the highest bidder.
Under such scenario, there is no certainty that V.F.V. would be the
successful bidder. Additionally, the auction process could potentially inflate
173
Block 4, Lots 6 and 12
174
“V.F.V. Property” or “V.F.V.”
175
N.J.S.A. 40A:12-1 et. seq.
160
VOLUME 1 of 2
the purchase price of the City-owned land to a point where the cost could
not reasonably be supported by a market-driven project. In both cases,
the degree of uncertainty injected into the process would likely undermine
the transformation of this vacant and unutilized tract to productive use.
Further, both the City-owned land and the V.F.V.-owned land were, at the
time of discussion, located in the City’s SFR-75 Zoning District, which
provides for single-family residential development on 7,500 s.f. lots with
75’ of frontage. Given the irregular shape of the developable portion of
the V.F.V.-owned land, it is likely that meaningful development would have
required substantial variance relief. The cost and time required to obtain
such relief, as well as the uncertainty injected into a project by the
Application process, would likely have impacted the value of the Cityowned land and reduce the marketability of the lots at auction.
Under the Redevelopment Statute, the City is able to use the existing Citywide Rehabilitation designation to create a Redevelopment Plan to
provide for land use and building controls designed to maximize the use of
this site while permitting a negotiated sales price with a designated
Redeveloper.
In December 2006, the Governing Body directed the Planning Board176 to
prepare a Redevelopment Plan for the area as described, designating it
the “Narcissus Avenue Rehabilitation Area”.
The Redevelopment Plan177 was completed and reviewed by the Planning
Board at public hearings in March and May 2007. Upon recommendation
by the Board, the City adopted the Redevelopment Plan in July 2007.178
Upon adoption of the Redevelopment Plan, V.F.V. submitted an
Expression of Interest in order to be designed Redeveloper Candidate as
required by the Redevelopment Plan. After review of the Expression of
Interest, the City designated V.F.V. as Redeveloper Candidate.
At Publication, the City had commenced negotiations but had not yet
executed a Redevelopment Agreement with V.F.V.
While
communications between representatives of the City and V.F.V. confirm
that design engineers have been engaged and that V.F.V. is proceeding
with the project, the City is awaiting submission of a formal application to
the Planning Board.
No changes are recommended for the Narcissus Avenue Rehabilitation Area.
176
177
Redevelopment Plan for the Narcissus Avenue Rehabilitation Area City of Pleasantville, Atlantic County, NJ (dated February 15, 2007).
178
161
VOLUME 1 of 2
(5) California Avenue Tract179
There exists along California Avenue in the northwestern corner of the
City, an approximately 20-acre tract of City-owned land.180 The entirety of
this Tract is wooded and undeveloped.
City-owned Land
CITY OF
ABSECON
H IP
TOW
NS
EGG
HA R
B OR
ABSECON
CALIFORNIA
California
Avenue Tract
Privately-owned
Land
Prior to the City’s actions of April 2008 as described herein, the California
Avenue Tract was located within the City’s IND Industrial Zoning District,
permitting a variety of light industrial uses.
The City had previously determined that the Tract could serve as a
relocation resource for the non-Commercial uses to be removed from the
City Center Area (section 6.3.7. C. herein), as well as other appropriate
uses which could satisfy the intent of the [then] IND zoning. However,
over the past several years, the private market has created several light
industrial / ‘flex-space’ facilities which could serve as the desired
relocation resource for the City Center Area.181 Accordingly, the City has
determined that there is no longer a need to reserve the California Avenue
Tract for such uses.
179
“Cal Ave. Rehab. Area”.
180
Block 200, Lot 4 & Block 441, Lots 1 & 10. Adjacent thereto is Block 441, Lot 3, an approximately 86 s.f. lot owned by a private
individual.
181
including, but not limited to, the 175,000 s.f., City-sponsored Cambria Commerce Center in the Cambria Avenue Redevelopment
Area (section 6.3.7. B. herein).
162
VOLUME 1 of 2
Without the need to reserve the California Avenue Tract for any potential
City Center relocation, the City determined that its lands within the Tract
were no longer needed for municipal purposes and that these lands, if
sold and developed, could provide the City with much needed funds in the
form of the purchase price as well as ongoing revenues in the form of
significant tax ratables. Development of these lands would additionally
transform an underutilized area into a productive and therefore positive
asset for the community.
In the spring and fall of 2007, the City, on three (3) occasions, attempted to
sell its lands within the California Avenue Tract at public auction as required
under the Local Lands & Buildings Law182. Auctions were held in May,
June and September 2007. Prior to these auctions, the City advertised the
development opportunity by placing legal ads in multiple publications.
The City’s auctions required that development be consistent with the City’s
[then] IND zoning for these lands. On each occasion the minimum bid
was $2 million, which was consistent on a dollar-per-acre basis with other
IND-zoned lands the City had recently sold at auction.
Unfortunately, none of these auctions saw any interested bidders.
In analyzing the potential reasons behind this lack of success at auction,
the City determined that there is simply no market for a large light
industrial development in Pleasantville. The City further determined that
the most effective way to achieve its goal of transforming its lands into
productive assets for the community is to rezone this section of the City to
Single-Family Residential-75 (SFR-75), which permits development of
single family detached dwellings on 7,500 s.f. lots.183 Such rezoning took
place in April 2008.184
In May 2008, the City again attempted to sell its lands within the now
residentially-zoned California Avenue Tract at public auction. Again the
City advertised this development opportunity in multiple publications.
Prior to the auction, the City received correspondence from a development
entity known to be interested in the California Avenue Tract, which stated
that, due to certain yet-to-be-quantified environmental constraints within the
Tract, it would not participate in an auction process whereby it would be
required to place a significant investment (in the form of a non-refundable
deposit and full payment within a 30-day period) at risk without assurances
that it could develop an economically-viable project on the Tract.
182
N.J.S.A. 40A:12-1 et. seq.
183
See section 6.3.1. C. herein
184
163
VOLUME 1 of 2
Based on this information and a lack of demonstrated interest from others
in the development community, the auction was cancelled.
As with Narcissus Avenue (section 6.3.7 A. (4) herein), the City
determined that it could use the existing City-wide Rehabilitation
designation to create a Redevelopment Plan for the California Avenue
Tract as a mechanism to (re)plan the Tract and permit the City to legally
negotiate development issues with a private Redeveloper. In this way, the
City is legally able to address the uncertainty created by the environmental
constraints on the Tract and reduce the risk to developers while permitting
the flexibility in planning and design necessary to appropriately develop
these lands and protect the precious natural resources existing thereon.
In May 2008, the Governing Body directed the Planning Board185 to
prepare a Redevelopment Plan for the California Avenue Tract.
The Plan186 was completed and reviewed by the Planning Board at a
public hearing in May 2008. Upon recommendation by the Board, the
City adopted the Redevelopment Plan in June 2008.187
Upon adoption of the Redevelopment Plan, the City received Expressions
of Interest from 3 entities interested in developing the California Avenue
Tract as required by the Plan. After review of all Expressions of Interest,
the City designated Eastern New Homes as Redeveloper Candidate for
the California Avenue Tract.
At Publication, the City had negotiated by had not yet executed a
Redevelopment Agreement with the Redeveloper Candidate and was
awaiting submission of an application to the Planning Board for the project.
No changes are recommended for the California Avenue Tract.
B. Cambria Avenue Redevelopment Area188
(1) In December 1999, the City declared189 the approximately 17-acre former
municipal landfill (generally bounded by Adams Avenue to the south;
Islesworth Avenue190 to the east; the rear property lines of the lots fronting
Woodland Avenue to the north and the rear property lines of the lots fronting
185
186
Redevelopment Plan for the California Avenue Tract, City of Pleasantville, Atlantic County, N.J. (dated May 9, 2008).
187
188
“CARA”.
189
190
Subsequently renamed Somerset Avenue.
164
VOLUME 1 of 2
U
EN
AV
CARA
Area of Subsurface
contamination
O
D
AN
E
W
L
OD
U
EN
AV
(2) After adoption of a
Redevelopment Plan191,
the City conducted a
series of subsurface
environmental analyses
of the CARA. Such
analyses192 found that
subsurface contamination attributable to the
(former) City landfill
encompassed approximately five (5)-acres of
the Redevelopment
Area; generally to the
southwestern portion of
the site.
SOMERSET
OO
SOMERSET
W
D
AN
L
D
E
the Egg Harbor Township Boarder to the
west) to be In Need
of Redevelopment
pursuant to the
Redevelopment Statute.
191
Revised Cambria Avenue Redevelopment Plan for the City of Pleasantville. Prepared by Peter P. Karabashian Associates, Inc.
(30 November 1999). Adopted via Ordinance No. 50-1999.
192
Environmental Site Investigation Report for the City of Pleasantville; Proposed Cambria Avenue Industrial Park Site. Prepared
by Remington & Vernick Engineers (8/10/99, with revisions 11/15/99 & 12/15/99).
165
VOLUME 1 of 2
To address such contamination, the City developed and filed with NJDEP
a Remedial Action Work Plan193 for the CARA.
(3) While working with NJDEP to develop the RAWP, the City was actively
seeking Redevelopers for the uncontaminated portion of the CARA. Upon
adoption of the Redevelopment Plan, the City listed the Redevelopment
Area with local realtors and advertised this development opportunity in
various real estate publications. As a result:
•
In November 2000, the City entered into an Option / Right-of-FirstRefusal Agreement with the [then] parent of the [then] Sands Hotel &
Casino194 for development of warehousing space. Said agreement
lapsed in November 2001 without development taking place.
•
In January 2002, the City entered into an Option / Right-of-FirstRefusal Agreement with DCO Energy for development of a cogeneration plant. Said agreement lapsed in mid-2002 without
development taking place.
In March 2004, the City entered into a Temporary Use Agreement with AE
Stone, owners of a construction debris / concrete recycling facility located
adjacent to the CARA for the storage of the debris from the (October
2003) collapse of the Tropicana Parking Garage in Atlantic City, which
was to be maintained in its unprocessed form until settlement of the
various court cases arising from the collapse.
Significantly, in addition to the Temporary Use, AE Stone expressed an
interest in purchasing a portion of the CARA for the outdoor storage of
concrete prior to processing and recycling. While the City and AE Stone
entered into a contract of sale for such purchase, closing was dependent
on AE Stone receiving Planning Board approval for the proposed use.
Community opposition expressed at the Planning Board hearing on this
matter caused AE Stone to withdraw its application. The contract of sale
with the City lapsed without further action.
After continued search, the City, in July 2005,195 designated Matthew
Finestone (d.b.a. 1409 LLC) as Redeveloper for what was considered to be
the uncontaminated portion of the CARA. Subsequently, Mr. Finestone
formed ACFD Development LLC for the specific purpose of developing said
area. In September 2005, the City196 recognized the formation of ACFD
Development LLC and designated same as “Redeveloper” for said area.
193
“RAWP”
194
Greate Bay Hotel & Casino
195
196
166
VOLUME 1 of 2
In conducting its due diligence in anticipation of financing the
Redevelopment Project, the Redeveloper’s financial institutions found that
while the more serious contamination in the CARA is localized to
approximately 5 acres in the southwest of the CARA, contamination
extends over the [then existing] lot lines onto the lots on which the
Redeveloper is planning to build. As such, the financial institutions
classified the entirety of these lots as “contaminated”, despite the fact that
contamination levels were not considered significant.
This situation impacted the Redeveloper’s ability to obtain the financing
necessary to undertake the Redevelopment Project.
A
DL
O
O
W
ND
UE
EN
AV
10-Acre Parcel
5-Acre Parcel
SOMERSET
Accordingly, the
Redeveloper, on behalf
of the City, filed an
application with the
Planning Board to subdivide the CARA into a
4.79-acre lot (“5-Acre
Parcel”) and a 9.86-acre
lot (“10-Acre Parcel”) in
order to permit the
Redeveloper to begin
construction on the
larger Parcel while the
City pursues
remediation on the
smaller Parcel in
accordance with the
RAWP.
The Planning Board
approved the subdivision in November 2005.
While the subdivision was in process, the City proceeded to amend the
Cambria Avenue Redevelopment Plan in order to provide for a
Parcelization Plan and Land Use Plan which conformed to the postsubdivision configuration of the CARA and to facilitate the Redeveloper’s
plans for the Area. After review and recommendation by the Planning
Board, an Amended & Restated Redevelopment Plan for the Cambria
Avenue Redevelopment Area197 was adopted in May 2006.198
197
Labeled “Submitted for Approval: February 28, 2006”.
198
167
VOLUME 1 of 2
In July 2007, the City authorized the execution of a Redevelopment
Agreement199 and a Tax Abatement Agreement200 with ACFD
Development LLC in order for Redeveloper to acquire the 10-Acre Parcel
from the City and construct the Redevelopment Project.
These
Agreements were executed in March 2008.
In April 2007, Redeveloper made Application to the Planning Board for
Preliminary Site Plan Approval and a determination of Redevelopment
Plan Conformance in order to construct five (5) buildings with 175,000 s.f.
of contractor’s warehousing, office space and wholesale supply facilities
on the 10-Acre Parcel. Preliminary Approval was granted in May 2007.
Final approval was granted in January 2008.
Construction commenced in March 2008. At Publication, the Redeveloper
reports that four (4) of the five (5) buildings in the project were rented and
under construction. Two buildings are expected to be completed by
September 2008 and two by the end of 2008. Commencement of
construction for the fifth building is pending tenanting.
(4) While the Redeveloper was undertaking the aforementioned activities on
the 10-Acre Parcel, the City was diligently working with NJDEP to
investigate what would be required to obtain approval of the RAWP for the
remaining 5-Acre Parcel, including continued monitoring of the subsurface
conditions at the site. At Publication, a program of remediation and
ongoing monitoring had been established and was being enacted.
Upon resolution of all outstanding subsurface contamination issues, the
City anticipates utilizing the remaining lands within the CARA for the
relocation of the municipal Public Works Maintenance Building and
Storage Yard, currently located at the corner of New Road and Reading
Avenue. Upon such relocation, the City will be in a position to market the
New Road site for more appropriate (commercial) uses.
(5) No changes are recommended for the Cambria Avenue Redevelopment
Area.
Upon completion of construction on, individually, the 10-Acre Parcel and
the 5-Acre Parcel, and the issuance by the City of Certificates of
Completion and Compliance for each, it is recommended that the
Permitted Uses and Building Limit Controls contained in the
Redevelopment Plan be instituted as the base-zoning for the CARA.
199
200
168
VOLUME 1 of 2
C. City Center Area
(1) The City began planning for the revitalization of its downtown commercial
district in the late 1990s with a renewal program for the blocks housing the
City’s municipal administrative building (City Hall), Police Department and
Municipal Courts building, Fire Department and the former City Library.
The City’s intent for this area was to construct a new Public Services
Complex consisting of a new City Hall connecting to a renovated Police
and Municipal Courts facility by way of a central plaza on the (to be
vacated) First Street right-of-way. Additional projects included a new
library, renovations to the City’s Fire Station and upgrades to the
municipal offices located in the former library building.
Adjacent to these public uses are blocks which, at the time, hosted the TriCounty Construction Supply operation and which currently host the J.P.
Railroad right-of-way.
Over the years, the City,201 with the assistance of the State of New Jersey,202
has held discussions with the owners of the Tri-County Site related to the
relocation of the facility to a more advantageous site in another part of the
City. Such a move would permit the City to better take advantage of the
current downtown location for more appropriate center city uses.
Based on initial planning,
City Policymakers hoped to
use the revitalized Public
Services Complex and
development on the TriCounty site as anchors to
spur new commercial
activity in downtown
Pleasantville.
201
Through its Urban Enterprise Zone.
202
Through its Redevelopment Authority.
WASHINGTON AVENUE
MAIN S
TREET
FIRST STREET
KING JR. AV
ENUE
SECOND STREET
(2) In August through November
2002, the City commenced
the Redevelopment process
for these blocks, focusing on
the portion of downtown
Pleasantville bounded by
Main Street, Martin Luther
King Jr. Avenue, Second
Street and West Jersey
Avenue.
MARTIN LUTH
ER
MILAN AVENUE
Y AVENUE
WEST JERSE
169
VOLUME 1 of 2
City Council declared the area to be In Need of Redevelopment in July
2003.203
After years of subsequent planning,204 the City commenced preparation of
a Redevelopment Plan for the Area in October 2005.
While preparing the Redevelopment Plan, the City became aware that
A.C. Linen, an existing Atlantic City-based commercial laundry, was
seeking to expand its operations and entered into a contract of sale with
the owners of the property at 7 N. Franklin Boulevard205 for such purpose.
Conversations with A.C. Linen revealed that management was prepared
to renovate the existing Hospitality Linen structure and immediately create
a minimum of 75 jobs at this new facility. Additionally, Management
anticipated that expansion of the facility could eventually result in the
creation of approximately 300 jobs at that location.206 Such jobs would
target the Pleasantville labor pool, which was (and continues to be)
severely underserved by existing employment opportunities in the region.
It appeared to City Policymakers that a new A.C. Linen facility within the
City Center Area will address several of the Municipal Goals & Objectives
then being considered for the City Center Redevelopment Plan.
Specifically:
203
•
Providing for the reactivation of an underutilized building in the
City Center Area which represents a lost opportunity for
contributing to the welfare of the community.
•
Instituting provisions and uses designed to strengthen and
enhance the City’s economic base, generate significant
employment opportunities (including opportunities for City
residents) and stimulate new tax ratables.
•
Providing for the revitalization of lands and the establishment of
businesses within the City’s Urban Enterprise Zone; thereby
increasing the resources available to the UEZ for economic
development programs.
204
Including two downtown parking studies and a Planning Retreat sponsored by the Urban Enterprise Zone designed to garner
input and build consensus as to the direction the Redevelopment program. Invitees included City Policymakers, Planners, local
property owners and business operators (both on file at the offices of the Pleasantville Urban Enterprise Zone).
205
a property which historically housed the American Eagle commercial laundry operation and, more recently, the Hospitality Linen
commercial laundry.
206
The proximity of the 7 N. Franklin Boulevard location to the Pleasantville Bus Station on West Jersey Avenue at Main Street, as
well as to several New Jersey Transit Bus Routes, makes this property an ideal location for A.C. Linen’s traditional labor pool,
which typically relies on public transportation to get to and from work.
170
VOLUME 1 of 2
•
Supporting and advancing the City’s Urban Enterprise Zone,
including, but not limited to, creating jobs for City residents and
business opportunities for existing and new businesses.
•
Supporting and advancing the City’s Transit Village, including, but
not limited to, creating of jobs and business opportunities which
will maximize use of the mass transit stops in the vicinity of the
City Center Area.
In light of the foregoing, City Policymakers decided to expand the area
under the jurisdiction of the Redevelopment Plan to include 7 N. Franklin
Boulevard as well as additional lands to accommodate A.C. Linen’s
anticipated future expansion207, and to designate A.C. Linen as
Redeveloper Candidate208 for 7 N. Franklin Boulevard and for such other
(expansion) lands as required.
Rather than undertake the lengthy and expensive process to declare 7 N.
Franklin Boulevard and surrounding areas to be In Need of
Redevelopment, the City relied on the existing Citywide Rehabilitation
Area designation (section 6.3.7. (4) herein) as the basis for inclusion in the
Redevelopment Plan.209
OLD TURNPIKE
SECOND STREET
WASHINGTON AVENUE
Area In Need of
Rehabilitation
MILAN AVENUE
WEST JERSEY
207
FRANKLIN BO
ULEVARD
MAIN S
TREET
FIRST STREET
MARTIN LUTH
ER KING JR
. AVENUE
AVENUE
Area In Need of
Redevelopment
as then discussed
208
Pending submission of a formal Expression of Interest detailing its Project Concept and a negotiated Redeveloper’s Agreement
with the City. At Publication, A.C. Linen had submitted its Expression of Interest and was designated Redeveloper upon
execution of the Redeveloper’s Agreement (authorized via Ordinance No. 4-2007 and executed in April 2008).
209
The Redevelopment Statute defines a Redevelopment Plan as “a plan adopted by the governing body of a municipality for the
redevelopment or rehabilitation of all or any part of a redevelopment area, or an area in need of rehabilitation, which plan shall be
sufficiently complete to indicate its relationship to definite municipal objectives…; and to indicate proposed land uses and building
requirements in the redevelopment area or area in need of rehabilitation, or both.” [emphasis added] Accordingly, a Redevelopment
Plan is the statutory mechanism for addressing conditions in both a Rehabilitation Area and a Redevelopment Area.
171
VOLUME 1 of 2
Upon completion, the Redevelopment Plan210 was submitted to the Planning
Board for review and recommendation. At a public hearing, the Board heard
comments from members of the public, who recommended, among other
things, that the Redevelopment Area be expanded to include the properties
bounded by Main Street, Washington Avenue, Madison Avenue and the
southern line of the [then] Redevelopment Plan boundary on Block 103.
OLD TURNPIKE
SECOND STREET
FRANKLIN BO
ULEVARD
Redevelopment Plan Area
(as adopted)
MILAN AVENUE
WEST JERSEY
MADISON AV
EN
WASHINGTON AVENUE
MAIN S
TREET
UE
FIRST STREET
MARTIN LUTH
ER KING JR
. AVENUE
AVENUE
Block 103 Expansion Area
At conclusion of the public hearing, the Planning Board recommended211
that the City adopt the Redevelopment Plan with, among other technical
changes, the expansion of the Redevelopment Area as described.
After considering the concerns as expressed by the Planning Board and
the public, the City adopted the Redevelopment Plan for the east side of
Main Street212 and directed the Planning Board to conduct a Preliminary
(Redevelopment) Investigation for the Block 103 Area.
Additionally, the City conducted three (3) public workshop meetings to
educate the community as to the goals and objectives of the
redevelopment process and to solicit additional meaningful comment from
the public at large; specifically as relates to the west side of Main Street.
At the conclusion of these workshops, the City adopted the
Redevelopment Plan for the West Side of Main Street.213
210
Redevelopment Plan for the City Center Area. Prepared by Remington, Vernick & Walberg Engineers (labeled “Submitted for
Approval: April 28, 2006”).
211
Via Planning Board Resolution No. PB-2006-02.
212
Via Ordinance No. 27-2006 (July 2006).
213
Via Ordinance No. 35-2006 (September 2006).
172
VOLUME 1 of 2
Subsequently, the Planning Board commenced the Preliminary
Investigation for the Block 103 Area. In December 2006, the Board
received and reviewed a Report of Findings for the Area214 and held a
public hearing regarding this analysis. At the conclusion of said hearing,
the Planning Board found and recommended to the City that:215
•
the Block 103 Area qualified as an Area In Need of Redevelopment
and as such should be included under the City Center
Redevelopment Plan; and
•
certain ‘Out-Parcels’ [then] not under the Redevelopment Plan be
included in the Plan under the Citywide Rehabilitation Area
designation.
The City received the Resolution and recommendations of the Planning
Board and, in December 2006216 designated the Block 103 Study Area to
be In Need of Redevelopment.
OLD TURNPIKE
MAIN S
TREET
SECOND STREET
WASHINGTON AVENUE
MILAN AVENUE
AVENUE
WEST JERSEY
FRANKLIN BO
ULEVARD
UE
MADISON AV
ENUE
KING JR. AV
EN
FIRST STREET
MARTIN LUTH
ER
Original Redevelopment
Plan Area
Area of Plan Expansion
Upon such designation, the City prepared an amended Redevelopment
Plan to include the areas recommended by the Planning Board.
214
Report of Findings: Preliminary (Redevelopment) Investigation, Expansion of City Center Redevelopment Area ~ Block 103 Study
Area. Prepared by Remington, Vernick & Walberg Engineers (October 18, 2006).
215
via Resolution No. PB-2006-03.
216
173
VOLUME 1 of 2
After review and recommendation by the Planning Board, the
Redevelopment Plan for the Expanded City Center Area217 was adopted in
March 2007.218
(3) Subsequently, the City issued a public Request-for-Qualifications &
Proposals219 solicitation seeking Redevelopers for the Expanded City
Center Area. The RFQ&P, along with the (expanded) Redevelopment
Plan, was mailed directly to over 100 developers, designers and other real
estate professionals. In addition, the redevelopment opportunity was
advertised in the commercial real estate sections of the New York Times
(National Edition), Wall Street Journal (East Coast Edition [Maine to
Florida]), Philadelphia Inquirer and Press of Atlantic City.
Despite the scope of the City’s solicitation, only two (2) responses were
received. After review, both responses were found to be incomplete and
were therefore rejected.
Between July and October 2007, the City conducted an extensive outreach
to the development community to determine, in part, what may have led to
the lack of RFQ&P responses. Those contacted suggested that several
factors, in combination, were instrumental in this result. Chief among these:
•
The area under the Expanded Redevelopment Plan may be viewed
as too small to create the critical mass necessary for a successful
Redevelopment Project;
•
The lands and buildings surrounding the area under the Expanded
Redevelopment Plan contain conditions which, if not addressed, are
viewed as detrimental to the success of a Redevelopment Project;
•
The City’s inability to exercise its powers of eminent domain for
lands in the Rehabilitation portion of the Expanded Redevelopment
Plan area introduces too great a level of uncertainty into the
acquisition process for developers to feel comfortable in investing
the sums necessary to insure a successful Redevelopment Project
in the City’s difficult real estate market (i.e., without the tool of
eminent domain, the City could not insure acquisition of all lands
necessary for a successful project); and
•
Certain developers simply will not subject themselves to a
competitive process wherein their financial and other proprietary
information is subject to scrutiny by the public.
217
Redevelopment Plan for the Expanded City Center Area. Prepared by Remington, Vernick & Walberg Engineers (January 31, 2007).
218
219
“RFQ&P”
174
VOLUME 1 of 2
With this information in hand, the City commenced a targeted outreach to the
development community in the hope of attracting one or more qualified
redeveloper(s). Under this process, the City’s Senior Staff made personal
contact with not less than 35 members of the development community in
order to more actively interest them in this development opportunity. This list
was culled to approximately 10 development entities whom were interviewed
by Senior Staff, who then created a short list of four (4) entities deemed to
have the capacity to produce a successful Redevelopment Project.
Upon the recommendations of Senior Staff, the City’s Planning and
Development Committee made site visits to representative projects for each
of the short-listed entities.
Followup-interviews were subsequently
conducted in which each entity outlined their plans for the City Center Area.
At the conclusion of this process, the Planning and Development
Committee unanimously recommended to the full City Council that River
Development LLC220 be designated Redeveloper Candidate and that their
Project Concept, entitled The District,221 be adopted for the City Center Area.
City Council formally designated River as Redeveloper Candidate and
authorized Senior Staff of commence negotiations of a Redevelopment
Agreement with River based on The District concept in February 2008222.
At Publication, such negotiations were ongoing.
220
“River”
221
Exhibit x
222
175
VOLUME 1 of 2
(4) Recommendations for the City Center Area
The issues identified as leading to the lack of developer responses to the
City’s RFQ&P solicitation for the City Center Area are reflected in River’s
Project Concept for The District. In order to address these issues, this
Comprehensive Master Plan Reexamination recommends the following:
•
Explore further expansion of the area under the (expanded) City
Center Redevelopment Plan to insure the critical mass of lands
necessary for a successful Redevelopment Project, including, but
not limited to, the lands north of Old Turnpike and west of Second
Street which are outside of the (expanded) City Center
Redevelopment Plan but which are included in The District Project
Concept;
•
Address the lands and buildings surrounding the area under the
(expanded) Redevelopment Plan that exhibit conditions which, if
not addressed, are viewed as detrimental to the success of The
District. Mechanisms include changes in zoning as described
under section 6.3.5. F. herein as well as potential expansion of the
City Center Redevelopment Area;
•
Address the City’s inability to exercise its powers of eminent
domain for lands in the Rehabilitation portion of the (expanded)
Redevelopment Plan area by conducting a Preliminary
Investigation to determine if such lands qualify under a
Redevelopment Area designation. If so, designate such lands as
being In Need of Redevelopment and include them in the
(expanded) Redevelopment Plan.
D. Lakes Bay Waterfront Redevelopment Area
(1) As referenced in section 6.3.2. E. herein, prior to the actions designating
the Lakes Bay Waterfront Redevelopment Area, the section of the City
including the Pleasantville Yacht Basin, the former Pleasantville High
School and the underutilized Joker’s Field was zoned WC Waterfront
Commercial.
The High School and athletic fields were abandoned in 1998 upon
completion of a new High School Complex in another section of the
City223. The Marina, then in a state of total disrepair, had been unused for
decades.
Despite such favorable zoning, no development had taken place by the
late 1990s.
223
The High School was relocated to Mill Road and the athletic fields to the Max Manning Recreational Complex.
176
VOLUME 1 of 2
TUNIS AVENUE
TUNIS BASIN
RO
OS
EVE
LT
WR
IGH
T
STR
EET
BLV
D
BLV
D.
FRANKLIN BOULEVARD
EY
SL
AN
ANSLEY BLVD
Former
Pleasantville
High School
HAMPDEN COURT
ANSLEY BLVD
Joker’s Field
BAYVIEW AVENUE
EDGEWATER AVENUE
WC (WFC) Waterfront
OAKLAND AVENUE
Commercial Zoning
Pleasantville
Marina
LAKES BAY
(2) Recognizing that these lands represented significant development
potential, especially if a renovated marina could serve as an anchor
amenity, the City began actively planning for the revitalization of this 31acre area in the late 1990s under a Smart Growth Grant from the New
Jersey Department of Community Affairs. At that time, it was believed that
the intervention of the municipal government in the form of development
incentives and other programs available for areas determined to be In
Need of Redevelopment was critical to the transformation of this area into
what was then envisioned as a “Festival Marketplace”.
The City commenced the Redevelopment planning for this area in
February 2001 and formally declared the area to be In Need of
Redevelopment in June 2001224
Subsequent to such declaration, the City contracted with an economic
redevelopment consultant to prepare a Redevelopment Plan for said area
and requested economic and technical assistance from the state Economic
Development Authority and the state Redevelopment Authority.225
In reviewing the planning scenarios for the WCRA, the City’s consultant
and both NJEDA and NJRA staff recommended expanding the WCRA to
include lands to the south of Bayview Avenue in order to provide for a
more comprehensive and effective redevelopment program for the WCRA.
224
designating the area as the Waterfront Commercial Redevelopment Area (“WCRA”) via Resolution No. 190-2001.
225
Respectively “NJEDA” & “NJRA”
177
VOLUME 1 of 2
TUNIS AVENUE
TUNIS BASIN
RO
O
WR
IGH
D
SEV
ELT
BLV
D.
TS
TRE
ET
ANSLEY BLVD
FRANKLIN BOULEVARD
AN
BLV
HAMPDEN COURT
ANSLEY BLVD
EY
SL
Original Waterfront Commercial
Redevelopment Area
BAYVIEW AVENUE
LAKES BAY
EDGEWATER AVENUE
OAKLAND AVENUE
Recommended Waterfront
Commercial Redevelopment
Area expansion
Upon such recommendation, the City commenced the process to declare
the 42-lot tract to the south of Bayview Avenue to be In Need of
Redevelopment, with the formal declaration being made in July 2003.226
(3) While the aforementioned actions regarding the WCRA Expansion were
underway, the City’s economic redevelopment consultant was preparing a
Redevelopment Plan for the original Redevelopment Area. In April 2003,
the Redevelopment Plan was completed and submitted to the City.227
After review and recommendation by the Planning Board, City Council
adopted the Redevelopment Plan in June 2003.228
The focus of the Redevelopment Plan was to create a mixed-use
residential neighborhood with supportive commercial uses in what was
renamed the Lakes Bay Waterfront Redevelopment Area.229
226
It is believed that City Council reviewed the recommendations of the Planning Board at its regularly scheduled meeting on July
21, 2003 and, at that same meeting, adopted the resolution declaring the WCRA Expansion Area to be In Need of
Redevelopment. However, while undertaking a review of the procedural history of the Waterfront Commercial Redevelopment
Area, no evidence of such action could be found in the City’s files.
It was therefore determined to be in the best interest of the City to address this issue by adopting a confirming Resolution.
Accordingly, the Governing Body, on August 2, 2004, adopted Resolution No. 185-2004; thereby recodifying the actions believed
to be taken in July 2003.
227
Lakes Bay Waterfront Redevelopment Plan City of Pleasantville, Atlantic County, New Jersey. Prepared by EDAW, Inc., Schoor
DePlama, Inc., Brown and Keener Urban design and The Williams Group (April 2003).
228
229
“LBWRA” or “LBRA”
178
VOLUME 1 of 2
(4) Subsequent to the adoption of the Redevelopment Plan, the City issued a
Request-for-Qualifications solicitation to targeted developers whom the
City and its consultants determined to be capable of undertaking the type
of Redevelopment Project envisioned.
After review of the responses received, it was determined that the joint
venture partnership of Toll Brothers & Edgewood Properties Inc.230 was
the most qualified candidate for Redeveloper designation. In January
2004,231 the City designated such joint venture partnership as
Redeveloper and immediately commenced negotiations of a
Redevelopment Agreement, which was completed and executed in May
2005.
Upon execution of the Redevelopment Agreement, the Redeveloper
generated a conceptual site plan designed to conform with the
Redevelopment Plan. Such concept proposed approximately 434 dwelling
units plus an additional (approximately) 22,000 s.f. of commercial space.
This Concept Plan was submitted to the relevant permitting agencies for
informal review.
Such review determined that the presence of
environmentally-sensitive lands and associated buffering in the
Redevelopment Area would required a substantial redesign of the
Concept; all-but-eliminating the Expansion Area from development
consideration and placing into question the inclusion of the existing 5-acre
Joker’s Field and surrounding lands.
Once it became clear that the permitting agencies would not support the
largely single-family and townhouse-based design or the commercial
component specified under the Redevelopment Plan, Toll Brothers
exercised its rights under the Redevelopment Agreement and withdrew
from the Joint Venture, assigning its rights as Redeveloper to JSM.
(5) Based on its analysis of the information garnered through the
aforementioned agency review as well as its understanding of the
residential real estate market in and around the southern New Jersey
seashore, JSM submitted a Revised Concept Plan to the City based on a
multi-family, condominium unit model.
The Revised Concept anticipates that JSM will proceed with the
construction of approximately 322 units on the (former) High School / Ty
Helfrich Field Site as Phase I of the Redevelopment Project while exploring
buildout of the balance of the Redevelopment Area in subsequent Phases
in a cooperative effort with the relevant permitting agencies.
230
d.b.a. “JSM”
231
179
VOLUME 1 of 2
As part of the negotiations related to an Amended & Restated
Redevelopment Agreement between the City and JSM,232 the City agreed
to modify the Redevelopment Plan to allow Phase I development in
accordance with the Revised Concept Plan and to permit additional
project phases on the balance of the Redevelopment Area consistent with
the City’s and JSM’s [then] current understanding of the environmental
constraints on such lands.
An Amended & Restated Redevelopment Plan233 was prepared and
submitted to the City in December 2006.
After review and
recommendation by the Planning Board, such Amended & Restated
Redevelopment Plan, was adopted in March 2007.234
(6) Upon adoption of the Amended & Restated Redevelopment Plan, JSM
submitted an application to the Planning Board for Preliminary and Final
Site Plan approval and a determination of Redevelopment Plan
Conformance in order to construct Phase I of the Revised Concept.
Approvals were granted in June 2007.
232
233
234
Required by the replanning of the project.
Amended & Restated Redevelopment Plan for the Lakes Bay Waterfront Redevelopment Area. Prepared by Remington, Vernick
& Walberg Engineers. December 1, 2006.
180
VOLUME 1 of 2
Since receipt of such approvals, the Redeveloper has been refining his
plans in anticipation of making application for relevant state approvals.
(7) At Publication, the City and JSM were finalizing an Amended & Restated
Redevelopment Agreement which reflects, among other issues, changes
in construction scheduling related to the change in design.
(8) No changes are recommended for the Amended & Restated
Redevelopment Plan for the Lakes Bay Waterfront Redevelopment Area as
relates to Phase I of the Revised Concept. However, City Planners
recognize that negotiations between JSM and NJDEP / CAFRA as to future
phases of the project are ongoing. Accordingly, this Comprehensive Master
Plan Update recommends that the City maintain its flexibility with respect to
modifications of the Amended & Restated Redevelopment Plan which may
be required to facilitate such future phases.
E. Pleasantville West Redevelopment Area
(1) In February 2002, the City resumed its Redevelopment planning for the
lands generally to the south of the Cambria Avenue Redevelopment Area,
designating it the Pleasantville West Area.
Cambria Avenue
Redevelopment Area
E
AV
NU
E
D
AN
CAYUGA
AVENUE
SOMERSET
IP
SENECA
TOWN
SH
ONEIDA
CHALFONTE
AVENUE
OAK
ADAMS
TERRACE
EGG H
ARBO
R
AVENUE
WESLEY
MAR
T
IN LU
TH
AV E E R KIN
G JR
NUE
.
CLINTON AVENUE
LEHIGH
A
RO
SOMERSET
AVENUE
AVENUE
CAMBRIA AVENUE
Y
D
(COUNTY ROUTE NO. 608
AVENUE
LA N
E
WASHINGTON
CH CLASS I
NEWFIELD BRAN
SOUTHE RN
N.J.
AVENUE
S
WEST JERSEY
R.R. CO. OF
T
GH
DEV
IN
U
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235
DL
OO
W
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GH
At that same July 2003
meeting, the Planning Board
reviewed a draft Redevelopment Plan in order to provide
a recommendation to the City
should the Governing Body
act to designate Pleasantville
West as an Area In Need of
Redevelopment.
AVENUE
U
DO
The Planning Board
conducted the required
Preliminary Investigation and,
in July 2003, held a public
hearing after which it found
that conditions within what
was termed the Pleasantville
West Study Area met two (2)
of the Statutory Criteria
required for Redevelopment
Area designation.235 This
finding was referred to the
Governing Body for action.
NO
AH
S
criterion ‘c’ and criterion ‘d’
BLACK
HORSE
Pleasantville West
Study Area
(U.S
PIKE
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Public comment at the Planning Board hearing drew significant community
opposition to the development concepts proposed under the draft
Redevelopment Plan.
Such opposition caused the City to delay
consideration of the Redevelopment Plan pending further public input.
In August 2004, the City236 declared Pleasantville West to be an Area In
Need of Redevelopment. However, due to other municipal priorities, no
action on this project has occurred since.
(2) Given the passage of time and the changes in case law regarding
application of the various statutory criteria under which an area may be
determined to be In Need of Redevelopment, it is recommended that the
Redevelopment Area designation for Pleasantville West be voided and a new
Preliminary Investigation be undertaken once municipal priorities so permit.
F. Gateway Redevelopment Area
(1) There exists in the City an approximately 620-acre tract of land generally
described as being on the eastern edge of the municipality, north of the
Atlantic City Expressway.
ROAD
RSC Zoning
BOULEVARD
DELILAH
CITY OF
PLACE
ABSECON
AVENUE
FRANKLIN
AM
Gateway Site
CLEARV IEW
AVENUE
AVENUE
AVENUE
FRANKLIN
AVENU E
AVENUE
MULBERRY
AVENU E
AVENUE
AT
LA
NT
IC
CIT
Y
AVENUE
EX
PR
ES
SW
AY
EL
RE
RC
DE
AVENUE
PENNY LANE
OLD
TURNPIKE
(COUNTY ROUTE
AD
AVENUE
RO
HARRIS
EK
GERSOLL AVENUE
NO. 697)
ANT
MILAN
AVENUE
AVENUE
PLEASAN TVILLE
697)
UNTY ROUTE NO.
NEWFIELD BRANCH CLASS I
SOUTHERN R.R. CO. OF N.J.
SOUTHE RN
N.J.
R.R. CO. OF
EGG HARBOR
AVENUE
TOWNSHIP
Developable Uplands
(approx)
S
COURT
COURT
AVENU E
AVENUE
CLASS II
NEWFIELD BRANCH
Formerly coastal wetlands and currently comprised almost entirely of
vacant land, this area took its present shape in 1963, when portions of the
area were used as a dredge spoils site for the material generated by the
construction of the Expressway.
236
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VOLUME 1 of 2
The major defining characteristic of this area is the presence of a 450-acre
tract of land known locally as the Gateway Site.
(2) Since the early-1980s, the Gateway Site has been the subject of an
evolving private sector development proposal. Specifically:
•
In 1984/85, a private entity which owned land elsewhere in
Pleasantville entered into a land exchange agreement with the City
for the acquisition and development of the Gateway Site.237
•
Subsequently, this owner entered into a Dredge Disposal
Agreement with NJDEP for the placement of spoils from NJDEP’s
Lakes Bay Dredging Project onto the Gateway Site.
•
Between 1984 and 1986, the owner was in negotiations with
NJDEP officials regarding permitted development of the Gateway
Site. Said negotiations culminated in a proposal for an eight- (8)
hotel complex with commercial facilities on approximately 100
acres, a 115-acre wetlands mitigation area and, at NJDEP’s
urging,238 a 4,000 space passenger bus and private automobile
parking facility.
In an attempt to support the Gateway Project, the City enacted favorable
zoning239 and included what were considered to be Gateway’s most
developable parcels within the Pleasantville Urban Enterprise Zone,
thereby making them eligible for a financial assistance and other prodevelopment incentives.
A CAFRA permit for the Gateway Project was issued in October 1989, and
local approvals were granted in November 1989.
The issue of such approvals precipitated action by the American Littoral
Society, which appealed the CAFRA permit and field suit to stop the
project. Litigation continued through 1997, when the New Jersey
Supreme Court reaffirmed the validity of the CAFRA permit.
Responding to (State) public policy decisions designed to support the
redevelopment of neighboring Atlantic City, the Gateway Project was
revised several times ~ most notably replacing the remote parking facility
with a retail (outlet) mall and 2,277 parking spaces.
237
1985, the United States Army Corps of Engineers designated approximately 145 acres within the Gateway Site as uplands. In
1996, NJDEP determined that approximately 100 of the 145 acres were uplands.
238
NJDEP’s then-current policy was to encourage remote parking facilities to provide for “intercept” parking for Atlantic City casino
busses and employees in order to reduce air pollution and traffic congestion in the burgeoning resort. This component became a
condition of the CAFRA approval.
239
Designating the Gateway Area as “RSC - Regional Shopping Center.”
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Despite these private sector initiatives and public sector actions, the
Gateway Project never materialized.
The Gateway Site and its
surrounding lands has largely remained vacant, fallow and unproductive,
with the only “use” being as dredge spoils disposal site.240
(3) Recognizing this history of stagnation and underutilization, the City
determined that there are forces at work affecting the developability of the
Gateway Site which may be amenable to correction and amelioration by
the concerted efforts of responsible public bodies, but without such public
effort are not likely to be corrected or ameliorated (solely) by private effort.
In November 2003, the City241 directed the Planning Board to undertake a
Preliminary Investigation to determine if the Gateway Site and surrounding
lands met any of the Criteria under which an area may be determined to
be In Need of Redevelopment under the Redevelopment Statute.
The Planning Board conducted the required Preliminary Investigation and,
in March 2004, held a public hearing after which it found that conditions
within the Gateway Study Area met four (4) of the Statutory Criteria
required for Redevelopment Area designation.242 This finding was referred
to the Governing Body in May 2004, which declared the Gateway Study
Area to be In Need of Redevelopment.243
Over the remainder of 2004 and much of 2005, the City was in
consultation with owner of the Gateway Site, who had entered into a
contract of sale with a regionally-prominent developer. The City’s intentions
were to generate a Redevelopment Plan to facilitate the developer’s project.
Unfortunately, said contract lapsed in or about mid-2005.
(4) Recommendations
While the City has been made aware that owner of the Gateway Site has
been in negotiations with other developers, no definitive development
concept has been proposed and no further progress has been made
toward completion of the Redevelopment Plan.
It is recommended that the City defer completion of the Redevelopment
Plan until a definitive development concept is proposed, either by the
owner of the Gateway Site or by a third party developer whom the City
determines to be qualified to complete a project in this section of the City.
240
In 2002, NJDEP amended the Dredge Disposal Agreement to allow for the placement of spoils from a new dredging project onto
the Gateway Site.
241
242
Via Planning Board Resolution No. 2004-01.
243
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VOLUME 1 of 2
G. Proposed Zoning Map: Rehabilitation / Redevelopment Areas
As stated, the City of Pleasantville, in its entirety, has been designated as an
Area In Need of Redevelopment under New Jersey’s Local Redevelopment
and Housing Law. At Publication, Redevelopment Plans have been adopted
under this designation for several specific sections of the City.
In addition to this Citywide Rehabilitation effort, the City has adopted
Redevelopment Plans under the more stringent Redevelopment Area
designation for several specific sections of the City.
All such areas are depicted on the Proposed Zoning Map (section 6.3.4 and
Exhibit 14) herein.
6.4
Additional Recommendations
As detailed throughout this Comprehensive Master Plan Update, the City’s Land
Use Ordinance is (variously) antiquated; internally inconsistent, contradictory
and/or unnecessarily duplicative; or otherwise so inartfully written as to require
wholesale revision. Accordingly, this Comprehensive Master Plan Update
recommends a full review and redrafting of Chapter 290.
While the full inventory of revisions to Chapter 290 is beyond the scope of this
section, the following specific recommendations are offered:
6.4.1 Determination of Completeness
A. At Publication, section 48 of Chapter 290 contains the procedures for the
Development Application Review Committee244 to determine the
completeness of an application for development in accordance with N.J.S.A.
40:55D-10.3 which states, in pertinent part:
An application for development shall be complete
for purposes of commencing the applicable time
period for action by a municipal agency, when so
certified by the municipal agency or its authorized
committee or designee. In the event that the
agency, committee or designee does not certify
the application to be complete within 45 days of
the date of its submission, the application shall be
deemed complete upon the expiration of the
45-day period for purposes of commencing the
applicable time period, unless: a. the application
lacks information indicated on a checklist adopted
244
a.k.a. “Land Use Committee”
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VOLUME 1 of 2
by ordinance and provided to the applicant; and b.
the municipal agency or its authorized committee
or designee has notified the applicant, in writing, of
the deficiencies in the application within 45 days of
submission of the application. The applicant may
request that one or more of the submission
requirements be waived, in which event the
agency or its authorized committee shall grant or
deny the request within 45 days. Nothing herein
shall be construed as diminishing the applicant's
obligation to prove in the application process that
he
is
entitled
to
approval
of
the
application...[emphasis added]
§290-8 defines the Land Development Application Review Committee as
A committee consisting of the Construction Code
Official, Fire Chief or representative, Police Chief or
representative, City Engineer or representative and
the City Administrator / Mayor or representative.
This Committee will be responsible for reviewing all
land development applications that come into the
city to determine their type, if and what variances
are necessary, its completeness and which Board it
should be processed to. This Committee will
establish its own guidelines and procedures and
will not have any policymaking authority, only
review authority. It will make recommendations to
the appropriate municipal agency as to the
completeness of a particular application.
§290-48 provides:
All applications [for land use approval] submitted to
the City will be reviewed by the Land Development
Application Review Committee, hereinafter referred
to as the “Committee”.
The Committee will
determine the completeness of the application and
recommend the proper procedure for approval.
A. Waiver of site plan review / administrative review.
An administrative review by the Committee may
replace site plan review when the development
qualifies as an exempt development.245
245
Exempt Development is defined in §290-8
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B. Major Subdivisions and Site Plans. The
administrative officer shall distribute one copy
of the application and plan to the Committee,
who shall review the major subdivision or major
site plan application for the purpose of
determining, within 45 days of its submission,
whether said application is Complete.
Thereafter:
(1) If said application is found to contain all of
the information required by the checklists in
this chapter, the Committee shall certify that
said application is complete and direct the
application to the appropriate Board. The
Board secretary shall be responsible to
collect the appropriate fees and schedule
the application at a regularly scheduled
Board meeting within 45 days of the
Committee’s notice of completeness…
(2) If said application is found to lack some of
the information required by this chapter, the
Committee shall either:
(a) Cause the applicant to be notified, in
writing, that said application is
incomplete, specifying the deficiencies
in the application: or
(b) If the Committee reasonably concludes
that the missing items of information are
not necessary for them to make an
informed decision on the application, the
Committee may waive the requirement
that said items be supplied as a
prerequisite for completeness and
certify that the application is [complete]
notwithstanding the missing items.
C. An applicant who has been notified that his
application is incomplete may request a waiver of
one or more of the submission requirements,
and said request shall be granted or denied by
the Planning Board or the Zoning Board of
Adjustment, as the case may be, within 45 days.
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D. In the event that the City fails to act pursuant to
Subsection B(2)(a) and (b) hereinabove within 45
days of the date of submission of the application,
said application shall be deemed complete as of
the 46th day following its submission.
E. On the date that the aforesaid application is
certified complete, or on the 46th day following
the submission of the application, in the event
that the City fails to make a determination of
completeness, as the case may be, the
applicable time period within which the Board
must act upon the application shall commence.
In any case, the applicant is obliged to prove
that he or she is entitled to approval of the
application.
The Board may subsequently
require correction of any information found to be
in error, may require submission of additional
information not specified in this chapter and/or
may require revisions in the application
documents as are reasonably necessary to
make an informed decision as to whether the
requirements for approval of the application
have been met, provided that the application
shall not be deemed incomplete for lack of any
such addition information or revisions.
F. Promptly after certification of completeness,
the application shall be distributed by the
administrative officer to [the appropriate Board
and its professionals]…
B. Land Use Committee
(1) Over the course of time, evidence suggests that the perceived role of the
Land Use Committee has expanded from its ordained purpose of
Completeness review as cited in §290-48 to include substantive review of
an application. This appears to be an outgrowth of the language in §29048, which empowers the Committee to determine “if and what variances
are necessary”, and the composition of the Committee, which includes
City policymakers as well as technical personnel.
While certain substantive issues may naturally be found when reviewing an
application for Completeness, the limited time spent on each application ~
to determine conformance with the City’s adopted checklists ~ does not
provide, nor is it intended to provide, a thorough review of an application.
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(2) Further, §290-8 is internally inconsistent with respect to the precise role of
the Committee, stating:
This Committee will be responsible for
reviewing all land development applications
that come into the city to determine their type,
if and what variances are necessary, its
completeness and which Board it should be
processed to [emphasis added].
and
[This Committee] will make recommendations
to the appropriate municipal agency as to the
completeness of a particular application
[emphasis added].
(3) As presently ordained, the Committee is comprised of the City’s
Construction Code Official (who, historically, has been the City’s
designated Zoning Officer), Fire Chief246, Police Chief246, City Engineer246
and City Administrator / Mayor246.
In practice, the Committee is comprised of the Construction Code Official,
Fire Chief, City Planner, City Administrator, City Tax Assessor (who
serves due to this individual’s institutional knowledge of the City) and a
member of the Governing Body.
At Publication, the Tax Assessor and Governing Body representative
serve on the City’s Planning Board (as Class II and Class III officers). The
Committee includes no Zoning Board member.
While the current Tax Assessor does sit on the Planning Board, a
municipal Fire Chief, Police Chief, Administrator or Tax Assessor are not
positions which inherently entail land use background or expertise.
The Mayor and City Council representative, if serving on the Committee in
their capacities as City officials (as opposed to Planning Board members),
are policy-making positions which could potentially violate247 the
independence of the land use review and approval process.
Conversely, the Mayor, City Council representative and or Class II
Planning Board member, if serving on the Committee in their capacities as
members of the Planning Board, run the risk247 of pre-judging an
application before it has been referred to the Board for formal action.
246
or representative
247
real or perceived
189
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(4) For the reasons detailed, it is recommended that Completeness Review
be reassigned from the Committee to the City’s Zoning Officer, with
assistance from the City Planner or City Engineer as required and that
Chapter 290 be revised accordingly.
(5) In addition to certifying Completeness, the Committee has, from time-to-time,
been assigned specific functions under several of the City’s Redevelopment
Plans. Such functions include, but are not limited to, plot plan review under
the City-Owned Land Disposition Program (section 6.3.7. A. (1) herein).
It is recommended that Chapter 290 be amended to modify the existing
“Land Development Application Review Committee” into a technical “Land
Use Committee” in order to continue these functions (and be available for
other assignments as appropriate). Based on the nature of these (and
other anticipated) functions, it is further recommended that the Committee
structure be revised to consist of the Planning Board Chair or (Class IV)
designee, the City Administrator or (Class II) designee, the City Planner or
designee and a Class III member of the Planning Board. Additional
technical assistance may be provided by the City Solicitor, City Engineer
or other professionals as may be determined on a case-by-case basis.
C. Process
(1) §290-48248 enumerates the process under which an application for
development or other land use approval is to be received, determined to
be Complete and assigned to the appropriate reviewing body for action.
It is recommended that §290-48 (preface) be revised as follows:
All applications for land use approval, including Site
Plans, Subdivisions and Variances, shall be
submitted to the Zoning Officer, who shall review the
application against the appropriate City checklist for
the purpose of determining, within 45 days of its
submission, if such application is Complete or
Incomplete as required under N.J.S.A. 40:55D-10.3.
(2) §290-48 A. permits a waiver of site plan review and an administrative
review by the Land Use Committee for Exempt Development. Exempt
Development is defined by §290-8 as:
A. Construction, additions or alterations related
to single-family detached dwellings or their
accessory structures on individual lots,
including private swimming pools.
248
reproduced as section 6.4.1 A. herein.
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B. Interior alterations which do not increase the
required number of off-street parking spaces
and which conform to the performance
standards of this Chapter.
C. Any change in occupancy which is not a
change in use…
D. Individual
applications
for
accessory
mechanical equipment, accessory storage
structures and accessory uses not exceeding
1,000 s.f. in area, whose operation and
location conform to the design and
performance standards of this Chapter and
whose installation is on a site already
occupied by an active principal use for which
site plan approval is not otherwise required.
E. Sign(s) when installation is on a site already
occupied by a principal use for which site plan
approval is not otherwise required, provided
that such sign(s) conform to the applicable
design and zoning district regulations of this
chapter and a permit is obtained.
F. Construction of a parking lot or an addition to
an existing parking lot, provided that the new
lot or the proposed addition contains three
spaces or fewer whose location and design
conform to the standards and zoning district
regulations of this chapter.
G. Division of property and conveyances so as
to combine existing lots, which are not
considered to be subdivisions in accordance
with the definition of “subdivision” contained
in this article.
H. Farm and accessory farm buildings and
structures, provided that such buildings and
structures are located on, operated in
conjunction with and are necessary to the
operation of a farm as defined by this chapter.
Where development is “exempt”, no “waiver of site plan” is required.
Accordingly, it is recommended that §290-48 A. be revised to read:
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A. Exempt Development / Administrative Review.
An administrative review by the Zoning Officer
shall replace Site Plan Review by the Planning
Board when the development qualifies as an
Exempt Development under §290-8.
Additionally, since, at Publication, no farms existed in the City and
farms are not permitted uses in any existing or proposed Zoning
District, it is recommended that §290-8 be revised to eliminate
subsection H from the definition of Exempt Development.
(3) It is recommended that §290-48 B. is made redundant by the modifications
to §290-48 recommended herein and may therefore be eliminated.
(4) With the elimination of section §290-48 B, it is recommended that §290-48
C-E be modified as follows:
B. (1) If said application is found to contain all of the
information required by the appropriate
checklist(s), the Zoning Officer shall certify
that said application is Complete and shall
direct the application to the appropriate Board
Secretary to be scheduled for hearing.
The Board secretary shall be responsible to
collect the appropriate fees and schedule the
application at a regularly scheduled Board
meeting under the timeframes established by
the Municipal Land Use Law.249
The Board secretary shall
application packages as follows:
distribute
(a) One (1) package to each member of the
Planning Board or Zoning Board of
Adjustment, as applicable;
(b) One (1) package each to the applicable
Board Planner, Board Engineer and
Board Solicitor;
(c) One (1) package to the Construction
Official;
(d) One (1) package to the City Clerk;
249
Including, but not limited to, N.J.S.A. 40:55D-46, 47, 48 & 50.
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(e) Additional copies to other City, county or
state agencies (at the direction of the
Planning Board or Zoning Board of
Adjustment, as applicable).
(2) If said application is found to lack some of the
information required by the appropriate
checklist(s), the Zoning Officer shall either:
(a) Cause the applicant to be notified, in
writing, that said application is incomplete,
specifying the deficiencies in the
application: or
(b) If the Zoning Officer reasonably concludes
that the missing items of information are
not necessary for the Board to make an
informed decision on the application, the
Zoning Officer may waive the requirement
that said items be supplied as a
prerequisite for completeness and certify
that the application is complete,
notwithstanding the missing items. Such
certification shall be for Completeness
only, and does not limit the Board’s right
to demand such information if it, in its
discretion,
determines
that
such
information is required to make an
informed decision on the matter.
C. An applicant who has been notified that his
application is incomplete based on the Zoning
Officer’s denial of a request for submission item
waiver, may appeal such decision of the Zoning
Officer to the Zoning Board of Adjustment250
within 20 days of the action under dispute. The
Zoning Board shall have 120 days from the filing
of such an appeal to render a decision.
Upon decision of the appeal by the Board, the
timeline for hearing established by the Municipal
Land Use Law249 shall commence.
(5) It is recommended that §290-48 F. is made redundant by the modifications
to §290-48 proposed herein and may therefore be eliminated.
250
Pursuant to N.J.S.A. 40:55D-70 a, 72, 73 and 74.
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(6) It is recommended that portions of §290-48 not addressed herein be
reviewed as part of the review of Chapter 290 subsequent to the adoption
of this Comprehensive Master Plan update.
6.4.2 Fee Schedule
A. Current practice is to permit applications to be reviewed by the Land Use
Committee prior to an applicant’s posting of the required Application and
Escrow Fees. In cases where Completeness review uncovers a significant
under-representation of the approvals required, applicants often elect not to
proceed with their application.
In such cases, the City incurs a Completeness review cost which must be
borne by the municipality.
Accordingly, it is recommended that §290-48 and §290-78 (Fees) be enforced
such that no application shall be accepted by the Zoning Officer for review for
Completeness until the Application and Escrow Fees for the items stated in
the application are posted with the Board Secretary.
B. Further, Applicants, whether intentionally or unintentionally, often underrepresent the scope of the Application being submitted, resulting, among
other things, in an under-funding of Application and Escrow Fees to be
posted.
Accordingly, it is recommended that §290-48 and §290-78 (Fees) be enforced
such that no application receive Final Plan Certification until the appropriate
Application Fees for the approvals as found to be required are posted with the
Board Secretary.
It is further recommended that no application receive Final Plan Certification
until the Applicant has posted with the Zoning Officer sufficient Escrow funds
to cover the full cost of the review of the application by the Board’s
professionals.
C. The City last amended its Fee Schedule in 2003. It is recommended that a 5year period is sufficient time for market conditions to render Fees and
Escrows inadequate. As such, it is recommended that the City review the
current Fee and Escrow Schedule to determine if increases are warranted.
6.4.3 Application Review Checklists
A. The City’s Development Application Review Checklists and Application Forms
are antiquated, inadequate and often do not provide the Committee or the
respective Boards with the information necessary to adequately evaluate an
application.
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Accordingly, this Comprehensive Master Plan Update recommends a full
review and redrafting of these Checklists and Forms. Specifically, it is
recommended that a more comprehensive set of instructions and submission
information be required. Additionally, it is recommended that separate
checklists for the following typical developmental applications be prepared:
•
General Requirements & Instructions (applicable to all applications).
•
Minor Subdivisions & Minor Site Plans.
•
Preliminary Major Subdivisions & Preliminary Major Site Plans.
•
Final Major Subdivisions & Final Major Site Plans.
•
Appeal or Interpretation / Special Question pursuant to N.J.S.A.
40:55D-70a or 70b.
•
Bulk, Use and Other Variance pursuant to N.J.S.A. 40:55D-70c or 70d.
•
Certificate of Nonconformity.
•
Certification for Redevelopment Plan Conformance.
B. Checklist Waivers vs. Site Plan Waiver
Applicants often request waivers from checklist items based on what
information they perceive to be required to review the particular application
and, presumably, the costs involved in preparing such information for
submission. Unconnected ~ but often confused with such requests ~ are
requests for Waiver of Site Plan Approval. The former is a request to be
relieved of certain submission items as part of the Completeness process
while the latter is a request to be relieved of a type of formal approval.
While the Land Use Committee has approved waivers from checklist items,
Chapter 290 contains no provision for such an action. Additionally, only the
Planning Board or Zoning Board may approve a Site Plan Waiver.
It is current practice for the Planning Board to “memorialize” any submission
waiver as part of their approvals for an application. However, such action
comes after Completeness is granted and is therefore an extraneous action.
Based on the foregoing, it is recommended that §290-48 be modified to
include a process whereby the Zoning Officer is able to approve or reject a
request for waiver of a checklist submission item, subject to the Planning or
Zoning Board reserving the right to require such information if it is deemed
necessary to make an informed decision on the application, and further
subject to the applicant having the right to appeal a rejection of a waiver
request to the Board under whose jurisdiction the application would fall.
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6.4.4 Mapping
In June 2003, the City commissioned an update of its municipal tax maps utilizing
digital / electronic technology. Such mapping was completed in April 2007 and
approved by the State251 in July 2007.
The degree of accuracy of these new maps is an order-of-magnitude more
precise than the City’s previous mapping.
It is the City’s practice to update its tax maps252 during the first quarter of each
year. Accordingly, the tax maps are current (reflecting the most recent lot
geometry) through April 2007.
The City’s development application fee schedule253 provides for the payment of
$60.00 for each lot affected.
It is recommended that this new mapping be utilized as the base for the new
zoning map to be produced from this Comprehensive Master Plan Update, and
that any zone boundary line modifications caused by the updated lot geometry
(and otherwise not addressed herein) be incorporated into such Zoning Map.
Additionally, it is recommended that the City review the Zoning District Boundary
Lines and correct for changes in lot geometry upon the annual updates of its tax
maps.
It is further recommended that tax map modifications caused by lot subdivisions
and/or consolidations be submitted to the City Engineer on a more frequent basis
so that the accuracy of the maps may be maintained.
251
Division of Taxation, Department of Treasury.
252
To correct for lot subdivisions and/or consolidations.
253
§290-78
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7.0
HOUSING PLAN ELEMENT
7.0.1 Regulatory Requirements
The Municipal Land Use Law254 provides that a municipal Master Plan may
include a Housing Plan Element addressing, but not limited to, residential
standards and proposals for the construction and improvement of housing.
Under the 1985 New Jersey Fair Housing Act255, all municipalities that choose to
enact and enforce zoning ordinances must prepare a Housing Element as part of
the community’s Master Plan. As such, a Housing Plan Element became one of
the mandatory elements of a municipal Master Plan256.
Required components of a Housing Plan Element are:
(a) An inventory of City’s housing stock by age, condition, purchase or rental
value, occupancy characteristics and type;
(b) A projection of the City’s housing stock, including the probable future
construction of low and moderate income housing, for the next six years;
(c) An analysis of the City’s demographic characteristics, including household
size, income level and age;
(d) An analysis of the existing and probable future employment characteristics
of the City; and
(e) A determination of the City’s present and prospective fair share for low
and moderate income housing and its capacity to accommodate its
present and prospective housing needs, including its fair share for low and
moderate income housing.
This Housing Plan Element is designed to:
A. promote a variety of housing types over a spectrum of affordability ranges;
B. encourage the ongoing maintenance of the City’s existing housing stock; and
C. recognize the City’s constitutional obligation to provide a realistic
opportunity for the provision of affordable housing to families of low and
moderate incomes under regulations established by the New Jersey
Council on Affordable Housing.257
254
N.J.S.A. 40:55D-28(b)(3)
255
C.52:27D-310 et seq.
256
Restated as such under the Municipal Land Use Law at N.J.S.A. 40:55D-62
257
“COAH”
197
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7.1
Current Status
7.1.1 Neither the 1993 Update nor the 1999 Reexamination contained a Housing Plan
Element as required by the Municipal Land Use Law. While the 1993 effort
deferred such an Element until after publication of the [then pending] COAH
“revised requirements”, the 1999 effort stated that the authors had reviewed the
City’s demographics and the status of housing in Pleasantville, found that the
City had no affordable housing requirement258 and therefore recommended that
the City not file for COAH Certification of its Affordable Housing Plan.259
7.1.2 In December 2004, COAH’s “Third Round Methodology and Rules”260 became
effective. Under such 2004 Third Round Rules, municipalities incurred a Growth
Share Obligation of one (1) Affordable Housing Unit for every eight (8) MarketRate Units constructed between January 1, 2004 and January 1, 2014 and one
(1) Affordable Housing Unit for every 25 jobs generated by nonresidential
construction occurring between January 1, 2004 and January 1, 2014.
7.1.3 As part of this Comprehensive Master Plan Update, it was the City’s intent to
develop this Housing Plan Element as a policy analysis to determine what form
any future Fair Share Plan would take. In this way, COAH-related issues could be
identified and impacts evaluated while the ultimate form a Fair Share Plan could be
debated.
Before this Housing Plan Element was completed the New Jersey Court,
Appellate Division, responding to an appeal brought by affordable housing
advocacy groups, invalidated COAH’s 2004 Third Round Rules, finding that the
regulations were based on invalid calculations, arbitrary rules and
unconstitutional provisions. Under the Court’s ruling, all municipal actions related
to COAH’s Third Round were stayed ~ including the preparation of new Fair
Share Housing Plans ~ until COAH adopted revised regulations.
Such revised regulations were adopted in May 2008 and became effective in
June 2008.261 Under such 2008 Third Round Rules, municipalities incur a
Growth Share Obligation of one (1) Affordable Housing Unit for every four (4)
Market-Rate Units constructed between January 1, 2004 and January 1, 2018
and one (1) Affordable Housing Unit for every 16 jobs generated by
nonresidential construction occurring between January 1, 2004 and January 1,
2018.
258
Under COAH’s First and Second Round Rules, a municipality’s affordable housing obligation was based on a complex formula
factoring the number of existing affordable housing units in the municipality, the need for affordable housing in the municipality
and the lands available in the municipality to provide such housing units. Based on this formula, Pleasantville’s obligation was 0
units of new construction housing and approximately 62 units of rehabilitation housing (much of which had been created utilizing
Community Development Block Grant funds over several years).
259
Unfortunately, no details regarding such a plan have been found.
260
“2004 Third Round Rules”.
261
“2008 Third Round Rules”.
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7.1.4 The City submitted formal comments to COAH during the Public Comment Period
attendant to the adoption of the 2008 Third Round Rules. The generality of public
comments received caused COAH to propose further amendments to the 2008
Rules. At Publication, these amendments were in their Public Comment Period.
Additionally, legislation enacting significant additional amendments to the COAH
regulations was signed into law in July 2008.
Finally, also in July 2008, the New Jersey League of Municipalities filed a notice
of appeal with the Appellate Division of the Superior Court challenging the 2008
Third Round Rules. The League’s action focuses on the economic imbalances in
the regulations, and the flawed methodology comprising the vacant land analysis,
the computation of jobs and housing projections through 2018.
In light of this challenge and the uncertainty regarding their continued validity, the
League is seeking a limited and targeted suspension of any COAH deadline
imposed by COAH for the completion and submission of the revised third round
plans. If granted, it will allow municipalities to continue to satisfy their affordable
housing obligations by imposing obligations on developers.
7.1.5 The City remains sensitive to the need for affordable housing (including
workforce housing to support the growth expected in neighboring Atlantic City) in
the region, has a history of supporting such efforts in Pleasantville and
anticipates continuing this policy.
However, while recognizing that some form of revised affordable housing
obligation will be enacted, City Planners believe that it is simply not possible to
plan for affordable housing that will meet State regulations when the
regulations are being challenged, already being proposed for change and further
subject to change in light of the July 2008 legislation.
7.1.6 In light of the foregoing, this section constitutes a Housing Plan Element under
the Municipal Land Use Law. A Fair Share Plan for the City will be developed as
a companion to, but not part of, this Comprehensive Master Plan Update once
the COAH rules have solidified.
7.2
Housing Analysis262
7.2.1 General Characteristics
The City’s basic housing characteristics noticeably changed between the 1990
and 2000 Censuses. Population increased by just-under 19%, which translates
to a 8.64% increase in the number of households and an increase in residential
density of 9.19%
262
Unless otherwise cited, data is derived from 1990 & 2000 Federal Censuses: Summary Files 1 and 3.
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1990
2000
CHANGE
(#)
(%)
Persons
16,027 19,012 2,985
18.62%
Households
5,893
6,402
509
8.64%
Density
2.72
2.97
0.25
9.19%
Housing Units
Occupied
6,759
7,042
283
4.19%
5,893
6,402
509
8.64%
Owner-Occupied
3,272
3,605
333
10.18%
Renter-Occupied
2,621
2,797
176
6.71%
866
640
-226
-30.72%
For Sale or Rent
421
406
-15
-3.56%
Seasonal
120
62
-58
-48.33%
Other (Abandoned)
325
172
-153
-47.08%
Vacant
While the City did not experience a significant increase in the production of new
housing units in the intra-census years, the occupancy rate has increased by
while the vacancy rate has decreased. Much of the increase in the occupancy
may be attributed to sharp decreases in the number of seasonal and abandoned
(not for sale or rent) vacant housing.
Figures indicate that Pleasantville has a relatively high level of renter-occupied
housing, with 44% of all occupied housing being renter-occupied.263
Significantly, percentages of both renter-occupied (44%) and owner-occupied
(56%) housing ~ as a function of all occupied housing units ~ have remained
appreciably unchanged since 1990.
While home-ownership did increase during the intra-census years, that increase
was relatively small. This figure however may not present a current picture for
the City in terms of home ownership. An (anecdotal) review of the residential
real estate market in Pleasantville finds a sharp increase in owner-occupied
home purchases over the past (approximately) 5-year period.264
Vacant housing in the City decreased substantially during the intra-census years,
with drastic improvement (decrease) in both seasonal (48%) and abandoned (47%)
vacant units. Again, an (anecdotal) review of the residential real estate market in the
City finds this trend continuing over the past (approximately) 5 years.263
263
Planning theory considers a 30%::70% renter::owner ratio to be health for a community.
264
Evidence to support this supposition will not be available until the 2010 census results are released.
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7.2.2 Housing Construction
An analysis of residential building permit data (1980-2005) finds that the City
experienced an upsurge in annual housing construction in the 1980s, with the
peak year for being 1985 (322 units).
New housing starts decreased sharply in the early 1990s, but have rebounded
over the past ten years, when annual new construction has remained steady at
(an average of) 38 units annually.265
Total Building Permits Issued By Year for New Housing Units
(1980-2005)
350
322
300
Total Permits
257
248
250
216
190
200
133
150
142
112
109
100
43 42 50
43
50
12 15
12
9
15
28
26
64
29 29 26
38 36
0
1980
1985
1990
1995
2000
2005
7.2.3 Age
While the median construction date for all housing units in Pleasantville is 1962,
owner-occupied units tend to be older than rental units, with median construction
dates of 1959 and 1973, respectively. This discrepancy reflects historic trends
toward owner-occupied housing before 1970 and renter-focused construction in
the more recent era.266
While the typical home in Pleasantville is a two-bedroom unit, this configuration
was the only unit-type that decreased in quantity between 1990 and 2000.
265
266
Source: HUD State of the Cities Data System.
One would assume that the 2010 Census will depict a reversal toward home-ownership construction as suggested by the
aforementioned (anecdotal) review of the residential real estate market in the City.
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Year of Construction for All Housing Units & Occupied
Housing Units
1,600
Number of Units
1,400
1361
1301
1239
1,200
1,000
All Units
Owner Occupied
Renter Occupied
741
800
626
600
747
523
382
400
200
0
996
983
941
172
458
607
342
365
400
199
1939 or 1940 to
earlier
'49
1950 to 1960 to
'59
'69
1970 to 1980 to
'79
'89
306
141
165
241
211
28
1990 to
'94
1995 to
3/00
Number of Dwelling Units by Bedroom Quantity
3000
2658
2,471
2500
2,312
2258
Number of Units
2000
1500
1990
1,345
2000
1138
1000
464 526
500
96
222
145 177
0
None
1
2
3
4
5+
Number of Bedrooms
7.2.4 Substandard Units
Housing units are generally considered to be substandard where they lack basic
facilities (such as complete plumbing or kitchens), or where they are
overcrowded (generally defined as having, on average, more than one person
per room). By analyzing Census data, one is able to calculate the City’s
“rehabilitation share” under COAH guidelines.
COAH begins with the amount of overcrowded units built prior to 1939
(Pleasantville has 61 such units) and adds to this figure the number of units
lacking complete plumbing (35). The resultant figure is then multiplied by
COAH’s “low-moderate deterioration share”267 in order to arrive at a
267
provided by COAH for each county
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municipality’s “Rehabilitation Share”. After various credits, the final (Adjusted)
Rehabilitation Share is derived. Based on this formula, the City of Pleasantville
has a total Adjusted Rehabilitation Share of 62 units.
CHARACTERISTIC
# UNITS
1. Overcrowded (1+ person per room)
1a. In Structures built prior to 1939
678
61
2. Lacking complete plumbing
35
3. Lacking complete kitchen
10
4. Deteriorated Housing (1a+2+3)
106
267
5. Rehabilitation Share (4x71.5%
)
76268
5a. Minus Share Credits
0
5b. Minus Spontaneous Rehabs
10
6. Adjusted Rehab Share (5-5a-5b)
66
7.2.5 Value & Price
Both the median value of owner-occupied housing units and the ‘contract rent’269
for rental-occupied units in the City increased during the intra-census years. The
median value of owner-occupied units in Pleasantville increased by nearly
$12,300 (17%) while the median monthly contract rent increased by $81 (15%+).
While an increase in home values may be viewed as beneficial to the City’s
existing homeowners, it could make entry into the home ownership market more
difficult for first-time homebuyers as well as in-migrating and lower-income
households. Additionally, the increase in rental rates has the same negative
effect on affordability without having any benefit for existing residents (aside from
those who own rental properties). Accordingly, the affordability of housing in the
City will continue to grow in importance throughout the coming years and
decades.
1990
2000
CHANGE
Median Value of Owner-Occupied Units $74,200 $86,500 $12,300 16.58%
Median Monthly Contract Rent
268
Rounded
269
rent paid monthly during a lease, exclusive of utilities.
$525
$606
$81 15.43%
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Value of Specified Owner-Occupied Housing Units
Number of Units
2500
2,234
2000
1,757
1500
1990
2000
1000
652
607
500
0
307
283
44 79
73 13
< $30k
$30k to $60k
$60k to $99k
$100k to
$149k
$150k to
$199k
19
9
$200k+
Monthly Contract Rent for Specified Rental Units
1800
1,637
1600
1,429
1400
Number of
Units
1200
1000
1990
800
701
600
373
400
200
2000
422
354
295
43 55
39
0
None
< $249
$250 to
$499
$500 to
$749
$750 to
$999
5 13
$1,000 or
more
7.2.6 Affordability
National standards consider market-rate housing to be “affordable” at a given
income level where a household does not spend more than 30% of its monthly
income on direct housing expenses. This section considers units in the City
which are “affordable” in this market-rate context.
COAH sets qualifying income levels by housing region (Pleasantville is in Region
6) and number of persons per household; and defines moderate-income
households as households having not more than 80% of the COAH Region’s
gross median household income and low-income households as those having
not more than 50% of the Region’s gross median household income.
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These definitions of low and moderate-income can be applied in a market context
to provide a rough estimate of housing unit affordability in the City.270
COAH’s (2008) median household income limits for COAH Region 6 are271:
INCOME
LEVEL
MODERATE
HOUSEHOLD SIZE
1
PERSON
$45,355
2
PERSON
$51,834
3
PERSON
$58,314
4
PERSON
$64,793
5
PERSON
$69,976
$22,678
$25,917
$29,157
$32,397
$34,988
LOW
Based on COAH standards, maximum monthly rental housing costs272 at each
income level are:
MONTHLY HOUSEHOLD
AFFORDABILITY LIMITS
MODERATE INCOME
HOUSEHOLD SIZE
1
2
3
4
5
PERSON PERSON PERSON PERSON PERSON
$1,134
$1,296
$1,458
$1,620
$1,749
LOW INCOME
$567
$648
$729
$810
$875
Pleasantville’s median household income is $36,913273 (updated to $37,355274
for 2004).
Pursuant to the 2000 Census275, the following numbers of rental units are
affordable at the COAH-mandated income levels in the City:
270
The most recent comprehensive home cost data available for this analysis is from the 2000 Census, which differ slightly from the
more recent COAH-defined (regional) income levels. This Housing Plan Element assesses unit affordability based on Census
data in order to allow for an ‘apples-to-apples’ comparison.
The COAH-defined (regional) income levels are higher than those included in the 2000 Census for the City (for family sizes larger
than 1 person). Accordingly, use of the Census figures makes the calculations included herein conservative estimates.
271
http://www.state.nj.us/dca/coah/incomelimits.pdf
272
COAH calculates Monthly Affordability Limits for Household Expenses as (annual income / 12) x 0.3
273
As reported in the 2000 Census.
274
Pleasantville Housing Authority 2004
275
The 2000 Census breaks out Gross Rent into cohorts of Less than $200, $200-$299, $300-$499, $500-$749, $750-$999, $1,000$1,499 and $1,500 or more. It is therefore not possible to calculate a precise number of units at the Affordability Levels specified.
Accordingly, the true number of units affordable to low- and moderate-income households is believed to be somewhat higher than
the Census data suggests.
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# RENTAL UNITS
MEETING COAH
AFFORDABILITY LIMITS
HOUSEHOLD SIZE
1
2
3
4
5
PERSON PERSON PERSON PERSON PERSON
MODERATE INCOME UNITS
2,533
2,533
2,533
2,708
2,708
LOW INCOME UNITS
570
570
570
1,522
1,522
Calculating the number of affordable owner-occupied units in the City requires an
assumption as to mortgage term, down payment and interest rate. For this
analysis, a thirty-year mortgage with 5% down payment and 7% interest rate are
assumed. Within this framework, a $179.420 home would result in a monthly
payment of $1,134; thereby being ‘affordable’ at the moderate income level.
Similarly, a $89,710 home would result in a monthly payment of $567; thereby
being ‘affordable’ at the low income level.
Pursuant to the 2000 Census, 3,261 home-ownership units in Pleasantville are
affordable to moderate income households (estimated unit value less than
$179,420) while 2,530 home-ownership units are affordable to low income
households (estimated unit value less than $89,710).276
7.2.7 Housing Stock Projection
A. The 2000 Census reports the number of housing units in Pleasantville as
7,053. As noted, the City has experienced steady (albeit small) increases in
new housing units since the mid-1990s. The City issued 410 Certificates of
Occupancy for Certified Housing Units (2000 through 2007). Factoring the 68
demolitions occurring over the same timeframe,277 the present number of
dwelling units in the City can be estimated to be 7,395.278
Averaging the 410 Certificates of Occupancy over the eight-year timeframe
results in an annual average of 51 Certificates of Occupancy issued.
Subtracting an annual average of 9 demolitions over the same timeframe
results in an estimated annual (average) projected growth of 42 units per year.
Assuming that this general level of growth will continue for the period 2008 to
2018,279 an estimated 420 new units will be added to the City’s inventory,
resulting in an estimated dwelling unit total of 7,473 units by the end of 2017.
For the purposes of this analysis, such figures represent “Background Growth”.
276
277
278
279
The 2000 Census breaks out Value for Home Ownership Units into cohorts of Less than $50,000, $50,000-$99,999, $100,000$149,999, $150,000-$199,999, $200,000-$299,999, $300,000-$499,999, $500,000-$999,999 and $1,000,000 or more.
Accordingly, it is not possible to calculate a precise number of units at the Affordability Levels specified.
as reported by NJDCA.
A true picture of demolitions and Certificates of Occupancy requires recognition of the 104 residential demolitions and 140 COs
issued for the HOPE VI program sponsored by the Pleasantville Housing Authority (sections 6.3.7. A. (2) & (3) herein).
COAH’s Third Round timeframe
206
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B. In considering Pleasantville’s anticipated level of growth during the COAH
Third Round timeframe, it is important to consider the potential impact of
several large-scale Redevelopment projects currently either recently
completed or in the planning stages. These projects, and others which may
be proposed in the future, are not included in the Background Growth figures.
Specifically, and Based on COAH’s (most recent) 2008 Third Round Formula:
(1) Lakes Bay Waterfront Redevelopment Project280 generates a projected
Growth Share Obligation of 81 COAH units.
(2) Cambria Avenue Redevelopment Area281 generates a projected
(3) Narcissus Avenue Rehabilitation Area282 generates a projected Growth
Share Obligation of 9 COAH units.
(4) California Avenue Tract283 generates a projected Growth Share
Obligation of 15 COAH units.
(5) Atlantic City Linen:284 generates a projected Growth Share Obligation
of 13 COAH units.
(6) The District284 generates a projected Growth Share Obligation of 135
COAH units.
(7) Franklin Square285 generates a projected Growth Share Obligation of 9
COAH units.
(8) Wellington Avenue286 generates a projected Growth Share Obligation
of 8 COAH units.
(9) Additional projects identified but not specifically discussed in this
Comprehensive Master Plan Update287 have the potential to generate
a Growth Share Obligation of approximately 41 COAH units.
280
Section 6.3.7. D. herein.
281
Section 6.3.7. B. herein.
282
Section 6.3.7. A. (4) herein.
283
Section 6.3.7. A. (5) herein.
284
Section 6.3.7. C. herein.
285
286
Section 6.3.2 B. (7) iii (c) i. herein.
287
Carpino Delilah Road Senior Project, Balcerski Cambria Avenue warehouse project, Platinum Car Wash at Delilah and New
Roads, Rose Project at New Road and Reading Avenue, Zell Project at New Road and Old Tilton Road and Simon/Cosenza
Project at New Road and the Northfield municipal line.
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(10) Gateway Redevelopment Area:288 While, at Publication, no specific
redevelopment program has been proposed, this project has the
potential to create a significant Growth Share Obligation for the City.
C. Likewise, in considering the Pleasantville’s anticipated level of growth during
the COAH Third Round timeframe, it is important to recognize the efforts the
City has made over the years ~ and will continue to make into the future ~ to
support affordable housing projects and programs in Pleasantville.
Specifically:
(1) Pleasantville Housing Authority: 130 units of senior citizen public
housing in two mid-rise structures: 80 units at 140 N. Main Street
(constructed in 1969) and 50 units at 156 N. Main Street (constructed
in 1984 and therefore eligible for COAH credit).
140 HOPE VI units (sections 6.3.7. A. (2) & (3) herein).
The Authority administers 400 HUD-issued housing voucher units in
Pleasantville.
(2) Dekbon: Private non-profit affordable housing organization.
At
Publication, the City has donated lots for 6 scattered-site units
(completed) and 16 units at Cayuga Avenue (planned).
(3) Caring, Inc: The City has actively supported Caring’s ongoing
construction of residential facilities in the City. Including:
•
3 Group homes for the Developmentally Disabled;
•
10 units at Homer Avenue;
•
10 Units at its main, Delilah Road campus (with an additional
26 units receiving approvals in 2008).
(4) Camden Archdiocese: With the active support of the City,289 the
housing arm of the Archdiocese has recently been awarded a
$10,552,200 million HUD section 232 grant for the construction of 74
units of very low income senior housing at the site of the (former) St.
Peter’s Catholic School.
(5) Villa Raffaella: A 38 unit Senior Assisted Living Community owned and
operated by the Hospitalier Sister’s of Mercy on South Main Street.
288
289
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7.2.8 Growth Share Projection: Housing
While COAH regulations require that Growth Share projections be based on the
number of new housing units added in the ten-year period preceding January 1,
2004, annual data for Pleasantville is only readily available290 from 1996.
A. The following presents an annual summary of Certificates of Occupancy
issued for new housing units as well as residential demolition permits issued
in Pleasantville from 1996 to 2007.
1997
1998
1999
2000
2001
2002
2003
2004
2005
2006 & 2007
(est. ~ net of
HOPE VI)
36
62
41
53
42
37
26
41
28
25
29
420 510
33
12
9
14
21
5
5
5
2
0
0
106
3
50
32
39
21
32
21
36
26
25
29
314 420
TOTAL
(actual)
1996
COs:
New Units
Demolition
Permits
Net New
Units
2008 to 2018
(est )
Projections for 2008 to 2018 average 51 new units per year (section 7.2.7
herein) and 9 demolitions per year for a net of 420 units over the 10-year
timeframe.
90
Based on this analysis, a simple projection of units to be added to the City’s
inventory during the COAH Third Round timeframe (2006 to 2018) is 449 (29
units 2006 & 2007 + 420 units projected). This figure, divided by the COAH
standard of 1 affordable unit for every four market-rate units results in COAH
While this projection is net of the residential COs and demolition permits
caused by the HOPE VI program, it does not include increases to the City’s
inventory which may result from the Redevelopment projects outlined in
section 7.2.7 B. herein. It is therefore recommended that a more detailed
projection be undertaken once the revised COAH regulations have been
adopted and the scope of these Redevelopment projects are more precisely
known.
290
from NJDCA: Division of Codes and Standards.
209
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B. In order to verify the findings of the Simple Growth Projections detailed
above, a second projection based on South Jersey Transportation Planning
Organization291 projections was undertaken.
In 2006, the SJTPO published a “Population and Employment Projections
2030” analysis of projected growth in the region. This analysis projects a
population increase of 268 persons for Pleasantville between 2007 and 2020
(SJTPO projections are based on 5-year increments). Taking into account
the average household size for Pleasantville (2.97 per 2000 Census data),
such increase would equate to an additional (approximately) 90 housing units
during that timeframe. 90 Units translates to an estimated Growth Share
Obligation of 22 COAH units (25% of 90).
The 22-Unit Obligation based on SJTPO projections is considerably lower
than the 112-Unit Obligation based on Simple Growth Projections. We note
that the SJTPO projections do not appear to account for the City’s rising level
of residential development driven by market forces. And neither projection
includes increases to the City’s housing inventory which may result from the
Redevelopment projects outlined in section 7.2.7. B. herein. It is therefore
recommended that a more detailed projection be undertaken once the revised
COAH regulations have been adopted and the scope of these
Redevelopment projects are more precisely known.
7.3
Employment Analysis
7.3.1 General Characteristics
Data from the 2000 Census indicates that Pleasantville’s civilian labor force
numbered 8,500. Of employed residents, 16% worked within the City while 84%
worked outside of Pleasantville.
The Census classifies workers by industry. Given Pleasantville’s proximity to
Atlantic City and its hotel-casino industry, it is not surprising that the largest
single employment classification of City residents are the Arts, Entertainment,
Recreation, Accommodation and Food Services classifications, employing 43%
of Pleasantville’s Civilian workforce.
This employment pattern is expected to continue and strengthen with the
expansion of the hotel-casino industry.
291
“SJTPO”: the Metropolitan Planning Organization (“MPO”) for the Southern New Jersey Area.
MPOs are transportation policy-making organizations created by Congress in the early 1970s in order to ensure that existing and
future expenditures for transportation projects and programs are based on a continuing, cooperative and comprehensive planning
process.
MPO projections are accepted statistical analysis of conditions within the defined MPO area of responsibility.
210
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Civilian Labor Force by Industry
Professional,
scientific,
management,
administrative,
waste management
services
5%
Educational, health
and social services
16%
Arts, entertainment,
recreation,
accommodation
and food services
43%
Finance, insurance,
real estate
2%
Information
2%
Transportation,
warehousing,
utilities
5%
Retail trade
9%
Wholesale trade
2%
Other services
4%
Manufacturing
3%
Public
administration
5%
Construction
4%
Certain economic analyses released by the Census Bureau provide data
pertaining to the jobs located within the City.292 The most recent data released
(1997) finds Approximately 1,279 jobs located within municipality.293 Specifically:
INDUSTRIES
ESTABLISHMENTS EMPLOYEES
Wholesale Trade
Retail Trade
Information
Real Estate, Rental, Leasing
Professional, Scientific & Technical Services
Administrative, Support, Waste
Management, Remediation Services
Educational Services
Health Care, Social Assistance
Arts, Entertainment, Recreation
Accommodation, Food Services
Other Services (except Public Administration)
32
88
8
24
34
429
1,514
645
173
175
20
364
7
52
1
32
41
20-99
1,209
0-19
412
196
292
Unfortunately, these analyses do not provide data for every job classification. Pertinent to the City of Pleasantville, excluded are
utilities, construction, transportation & warehousing, finance & insurance, management and all tax-exempt employment.
293
in industries for which data is provided. Since the data provides only a range of employees for certain occupational classes, a
precise number cannot be determined. In such instances, the number of employees was estimated as the mid-point of this range.
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VOLUME 1 of 2
Healthcare and Social Services is the largest single category of jobs in
Pleasantville, providing in excess of 1,200 jobs within the municipality.
Another large source of employment in the City is the retail trade industry. The
City’s 88 retail establishments employed over 1,500 workers (in 2000).
7.3.2 Employment Projection
SJTPO’s 2006 “Population and Employment Projections 2030” projects 5.2% job
growth for Pleasantville during the COAH timeframe, with the number of jobs
predicted to grow by 416 between 2007 and 2020 (SJTPO projections are based
on 5-year increments).
7.3.3 Growth Share Projection: Employment
A. While COAH regulations require that such projections be based on
nonresidential construction occurring in the ten-year period preceding
January 1, 2004, annual data for Pleasantville is only readily available294 from
1996.
The following presents an annual summary of nonresidential
construction occurring in Pleasantville from 1997 to 2005 for use groups
which experienced construction over that timeframe.
AREA (S.F.) PER USE GROUP
YEAR
ASSEMBLY
(A3)
(A4)
HOTELS/
MOTELS
EDUCATION
INDUSTRIAL
STORAGE
INSTITUTIONAL
-
2,858
-
-
200,638
3,078
14,043
3,200
2,620
-
-
-
-
115,982
6,891
14,843
-
1998
75,546
13,278
-
9,900
-
-
-
40,359
-
1999
43,525
38,240
3,389
-
-
-
-
43,126
34,073
2000
16,134
-
5,800
-
22,306
1,806
4,286
58,280
-
2001
6,740
6,800
12,284
1,272
33,280
1,806
-
-
-
2002
10,120
-
-
3,200
-
-
-
-
48,950
2003
107,334
-
-
-
-
-
-
21,343
12,267
2004
529
5,652
-
-
-
-
-
-
4,500
2005
70
-
13,379
-
-
-
-
2,400
-
55,586
320,232
14,255
191,994
213,839
5,559
32,023
1,426
19,199
21,384
OFFICE
RETAIL
1996
7,004
1997
TOTAL 269,622 69,660 37,710 14,372
Annual
26,962
6,966
3,771
1,437
Avg.
294
from NJDCA: Division of Codes and Standards.
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VOLUME 1 of 2
Nonresidential Construction (New & Additions)
in Square Feet by Use Group (1996-2005
Gross Floor Area (Square Feet)
250000
200000
Institutional
Storage
Industrial
Education
Hotel/Motel
Assembly (A4)
Assembly (A3)
Retail
Office
150000
100000
50000
0
1996
1997
1998
1999
2000
2001
2002
2003
2004
2005
)
B. The following analysis of nonresidential floor area by year and use group
(1996-2005) addresses both new construction and facility expansion 1996
and 2005.
COAH has established the following formula to calculate the number of jobs
created for each square foot of nonresidential construction for each use
group.295 As applied to the aforementioned Use Groups in Pleasantville:
USE
DESCRIPTION
GROUP
B
Office buildings.
S.F. GENERATING 1
AFFORDABLE UNIT
8,333
JOBS PER
1,000 S.F.
3
M
Mercantile uses (Retail)
25,000
1
A3
Assembly uses.
8,333
3
A4
Assembly uses.
8,333
3
R1
Hotels and motels
31,250
0.8
E
Schools K – 12
25,000
1
F
Factories (industrial)
12,500
2
S
Storage uses
125,000
0.2
I
Institutional uses.
12,500
2
Based on the foregoing, a simple projection of nonresidential construction
during the COAH Third Round timeframe (2006 to 2018) is as follows:
295
Appendix ‘E’ of COAH’s Third Round Rules.
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VOLUME 1 of 2
USE GROUP
ANNUAL
AVERAGE
(S.F.)
GROWTH
SHARE
(UNITS)
X
MULTIPLIER
(2006 – 2013)
Office
26,962
3.2
PROJECTED
GROWTH
SHARE
25.6
Retail
6,966
0.3
2.4
(A3)
3,771
0.45
3.6
(A4)
1,437
0.2
1.6
Hotels/Motels
5,559
0.28
Education
32,023
1.3
10.4
Industrial
1,426
0.1
0.8
Storage
19,199
0.15
1.2
Institutional
21,384
1.7
13.6
8
TOTAL
2.2
61.4
In summary, a Growth Share Obligation of 62 COAH units (rounded) is
projected to be generated for the time period of 2006 through January 1, 2018.
As with the residential Growth Share projections, the aforementioned
calculations are skewed by a lack of available data as to the square footage of
nonresidential demolitions and by an increase in the City’s nonresidential
inventory which may result from the Redevelopment projects outlined in section
7.2.7. B herein. It is therefore recommended that a more detailed projection be
undertaken once the revised COAH regulations have been adopted and the
scope of these Redevelopment projects are more precisely known.
C. In order to verify the findings of the Simple Growth Projections detailed
above, a second projection based on South Jersey Transportation Planning
Organization projections was undertaken.
SJTPO’s 2006 “Population and Employment Projections 2030” projects an
increase of 416 jobs for the City between 2007 and 2020. Dividing this
number by 16296 yields a projected growth share obligation of 26 COAH
units.
The 26-Unit Obligation based on SJTPO projections is considerably lower
than the 62-Unit Obligation based on Simple Growth Projections. The
discrepancy is likely due, in part, to the lack of available data as to the square
footage of nonresidential demolitions. Again, this number does not include
any increase in the City’s nonresidential inventory which may result from the
Redevelopment projects outlined in section 7.2.7. B. herein.
296
COAH’s Third Round Rules create an obligation of one affordable unit for every 16 jobs created.
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VOLUME 1 of 2
It is therefore recommended that a more detailed projection be undertaken
once the revised COAH regulations have been adopted and the scope of
these Redevelopment projects are more precisely known.
7.3.4 Cumulative Growth Share Projection
A. Simple Growth Projections (worse case projection)
Combining the City’s Projected Residential Growth Share Obligation of 112
units with the Projected Nonresidential Growth Share Obligation of 62 units
results in a Round Three Obligation of 174 units. Add the 94 unit
Rehabilitation Share arising from COAH Rounds 1 and 2, and the City’s total
obligation is 268 COAH units.
B. SJTPO Projections (best case projection)
Combining the SJTPO’s Projected Residential Growth Share Obligation of 22
units with the Projected Nonresidential Growth Share Obligation of 26 units
results in a Round Three Obligation of 48 units.
Add the 94 unit
Rehabilitation Share arising from COAH Rounds 1 and 2, and the City’s total
obligation is 142 COAH units.
Again, these projections do not include adjustments due to incomplete
(nonresidential) demolition data and any obligations which may be generated by
the City’s various Redevelopment Programs. Accordingly, it is recommended
that more detailed projections be undertaken once the revised COAH regulations
have been adopted and the scope of these Redevelopment projects are more
precisely known.
7.4
Population Demographic Characteristics297
7.4.1 Age
The median age of Pleasantville residents was 32.7 years in 2000.298
During the intra-census years (1990-2000), the composition of the City’s
population shifted towards families with school-age children, with a 59% increase
of children aged 5 to 14 during this period.
This figure corresponds to a 48% increase in population aged 35 to 59. Taken
together, these statistics would indicate that the City is attracting more families
than in previous years.
297
Exhibit 5
298
The 1990 Census does not provide a median age figure. An intra-census comparison is therefore not possible.
215
VOLUME 1 of 2
This conclusion is supported by the increase in Pleasantville’s average number
of persons per occupied housing unit, which increased from 2.72 to 2.97 between
1990 and 2000.
While inconsistent with national trends toward smaller
household sizes, such an increase in household size is supported by the
increase of minority populations within the City, with their traditionally larger
family sizes.
Conversely, Pleasantville’s population of young adults and senior citizens is
declining. The number of residents aged 20 to 34 fell by 14% while the number
of residents 65 and older decreased 5%.
Population by Age
3500
3000
Persons
2500
2000
1990
1500
2000
1000
500
+
85
84
to
75
to
74
64
65
to
59
60
to
55
to
54
44
45
to
35
to
34
24
25
to
19
20
to
14
15
9
to
to
10
5
U
nd
er
5
0
Age (Years)
The trend toward families in Pleasantville underscores the importance of
providing affordable housing alternatives for this increasing segment of the City’s
population.
7.4.2 Income
The City as a whole became more affluent during the intra-census years.
Median household income increased by (approximately) 23% ($30,037 in 1990 to
$36,913 in 2000) while the median family income increased by slightly over 16%
($34,380 in 1990 to $40,016 in 2000).
In a market setting, such increasing affluence will likely lead to more expensive
housing than has been experienced in the City during previous years. Again,
such a trend may be expected to decrease the number of housing units
affordable to low and moderate income families.
216
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nd
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VOLUME 1 of 2
900
Household Income
800
700
600
500
400
1990
300
2000
200
100
0
217
VOLUME 1 of 2
8.0
STATUTORY PROVISIONS OF A MASTER PLAN
Pursuant to the Municipal Land Use Law299, a Master Plan “shall generally
comprise a report or statement and land use and development proposals, with
maps, diagrams and text, presenting, at least the following elements…
8.1
Mandatory Elements
1) A statement of objectives, principles, assumptions, policies
and standards upon which the constituent proposals for the
physical, economic and social development of the
municipality are based;
Addressed in Section 5.0 herein.
2) A land use plan element (a) taking into account and stating its
relationship to the statement provided for in 1) hereof, and
other master plan elements provided for in 3) through 16)
hereof and natural conditions, including, but not necessarily
limited to, topography, soil conditions, water supply, drainage,
flood plain areas, marshes, and woodlands; (b) showing the
existing and proposed location, extent and intensity of
development of land to be used in the future for varying types
of residential, commercial, industrial, agricultural, recreational,
educational and other public and private purposes or
combination of purposes; and stating the relationship thereof
to the existing and any proposed zone plan and zoning
ordinance; and (c) showing the existing and proposed location
of any airports and the boundaries of any airport safety zones
delineated pursuant to the "Air Safety and Zoning Act of
1983,"… (C.6:1-80 et seq.); and (d) including a statement of
the standards of population density and development intensity
recommended for the municipality;
There are no Airports within the City of Pleasantville. The
closest airport to the City is the Atlantic City International
Airport in Egg Harbor Township. The Airport Safety Zone
is delineated on the Existing and Proposed Zoning Maps
(Exhibit 6, Exhibit 14 & Exhibit 15).
While the US Coast Guard Station in Atlantic City routinely
handles helicopter traffic, the takeoff and landing
approaches do not encroach into Pleasantville’s airspace.
299
N.J.S.A. 40:55D-28
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VOLUME 1 of 2
8.2
Optional Elements
In addition, a Master Plan may include the following optional elements:
3) A housing plan element pursuant to (C.52:27D-310),
including, but not limited to, residential standards and
proposals for the construction and improvement of housing;
4) A circulation plan element showing the location and types of
facilities for all modes of transportation required for the
efficient movement of people and goods into, about, and
through the municipality, taking into account the functional
highway classification system of the Federal Highway
Administration and the types, locations, conditions and
availability of existing and proposed transportation facilities,
including air, water, road and rail;
The specific components of a Circulation Plan Element
are, of necessity, dependent upon the recommendations
adopted as part of the Land Use Plan Element of a
municipal Master Plan. Accordingly, issues related to
Circulation within the City of Pleasantville shall be
addressed in Volume 2 of 2 of this Comprehensive Master
Plan Update, which shall be undertaken upon adoption of
the recommendations contained in Volume 1 of 2 herein.
5) A utility service plan element analyzing the need for and
showing the future general location of water supply and
distribution facilities, drainage and flood control facilities,
sewerage and waste treatment, solid waste disposal and
provision for other related utilities, and including any storm
water management plan required pursuant to the provisions
of…(C.40:55D-93 et seq.). If a municipality prepares a utility
service plan element as a condition for adopting a
development transfer ordinance pursuant to (C.40:55D-140),
the plan element shall address the provision of utilities in the
receiving zone as provided thereunder;
The specific components of a Utility Plan Element are, of
necessity, dependent upon the recommendations adopted
as part of the Land Use Plan Element of a municipal
Master Plan. Accordingly, issues related to Infrastructure
within the City of Pleasantville shall be addressed in
Volume 2 of 2 of this Comprehensive Master Plan Update,
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VOLUME 1 of 2
which shall be undertaken upon adoption of the
recommendations contained in Volume 1 of 2 herein.
6) A community facilities plan element showing the existing and
proposed location and type of educational or cultural
facilities, historic sites, libraries, hospitals, firehouses, police
stations and other related facilities, including their relation to
the surrounding areas;
Issues related to Infrastructure within the City of
Pleasantville shall be addressed in Volume 2 of 2 of this
Comprehensive Master Plan Update, which shall be
undertaken upon adoption of the recommendations
contained in Volume 1 of 2 herein.
7) A recreation plan element showing a comprehensive system
of areas and public sites for recreation;
Issues related to Recreation and Open Space within the
City of Pleasantville shall be addressed in Volume 2 of 2
of this Comprehensive Master Plan Update, which shall
be undertaken upon adoption of the recommendations
contained in Volume 1 of 2 herein.
8) A conservation plan element providing for the preservation,
conservation, and utilization of natural resources, including,
to the extent appropriate, energy, open space, water supply,
forests, soil, marshes, wetlands, harbors, rivers and other
waters, fisheries, endangered or threatened species wildlife
and other resources, and which systemically analyzes the
impact of each other component and element of the master
plan on the present and future preservation, conservation
and utilization of those resources.
Issues related to preservation, conservation, and
utilization of natural resources are addressed within the
context of the various other plan elements within this
9) An economic plan element considering all aspects of economic
development and sustained economic vitality, including (a) a
comparison of the types of employment expected to be
provided by the economic development to be promoted with
the characteristics of the labor pool resident in the municipality
and nearby areas and (b) an analysis of the stability and
diversity of the economic development to be promoted;
220
VOLUME 1 of 2
Issues related to economic development and sustained
economic vitality are addressed within the City of
Pleasantville, Urban Enterprise Zone 5-Year Strategic
Plan prepared by Remington & Vernick Engineers (1996)
as updated through the Amended & Restated Zone
Development Plan, Urban Enterprise Zone, City of
Pleasantville prepared by Remington, Vernick & Walberg
Engineers (2002).
This Comprehensive Master Plan Update contains
significant recommendations which will impact the
economic development of the City of Pleasantville.
Accordingly, it is recommended that the Amended &
Restated Zone Development Plan for the Pleasantville
Urban Enterprise Zone be updated upon adoption of this
Master Plan Update.
10) A historic preservation plan element: (a) indicating the
location and significance of historic sites and historic
districts; (b) identifying the standards used to assess
worthiness for historic site or district identification; and (c)
analyzing the impact of each component and element of the
master plan on the preservation of historic sites and
districts;
Policies related to Historic Preservation are addressed
in section 5.8 herein.
11) Appendices or separate reports containing the technical
foundation for the master plan and its constituent elements;
Referenced documents not included as an Exhibit
hereto are on file with the Pleasantville City Clerk and/or
the Atlantic County Clerk.
12) A recycling plan element which incorporates the State
Recycling Plan goals, including provisions for the collection,
disposition and recycling of recyclable materials designated
in the municipal recycling ordinance, and for the collection,
disposition and recycling of recyclable materials within any
development proposal for the construction of 50 or more
units of single-family residential housing or 25 or more units
of multi-family residential housing and any commercial or
industrial development proposal for the utilization of 1,000
square feet or more of land;
221
VOLUME 1 of 2
Recycling in the City of Pleasantville is the
responsibility of the Atlantic County Utilities Authority.
While the City supports recycling efforts and includes a
review of appropriate storage areas for recycling
materials as part of its Planning Board and Zoning
Board development reviews, a formal Recycling Plan
Element is not applicable to this Comprehensive Master
Plan Update.
13) A farmland preservation plan element, which shall include:
an inventory of farm properties and a map illustrating
significant areas of agricultural land; a statement showing
that municipal ordinances support and promote agriculture
as a business; and a plan for preserving as much farmland
as possible in the short term by leveraging monies made
available by (C.13:8C-1 et al.) through a variety of
mechanisms…;
The City of Pleasantville contains no farmland. A
Farmland Preservation Plan Element is thus not
applicable to this Comprehensive Master Plan Update.
14) A development transfer plan element which sets forth the
public purposes, the location of sending and receiving zones
and the technical details of a development transfer program
based on the provisions of N.J.S.A. 40:55D-141;
The City of Pleasantville has no lands it wishes to
protect from development by means of the transfer of
development rights.
A Development Transfer Plan
Element is thus not applicable to this Comprehensive
Master Plan Update.
15) An educational facilities plan element which incorporates the
purposes and goals of the “long-range facilities plan”
required to be submitted to the Commissioner of Education
by a school district pursuant to N.J.S.A. 18A: 7G-4;
Objective 5.6.3 A. recommends that the City work with
the Pleasantville Board of Education to address physical
plant issues facing the school system, including, but not
limited to, issues identified within the Board of
Education’s Long Range Facilities Plan, provided that
these proposals do not conflict with the City’s larger
revitalization efforts.
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(16) A green buildings and environmental sustainability plan
element which shall provide for, encourage and promote the
efficient use of natural resources and the installation and usage
of renewable energy systems by considering the impact of
buildings on the local, regional and global environment;
allowing ecosystems of function naturally; conserving and
reusing water; on-site treatment of storm water; and optimizing
climatic conditions through site orientation and design;
A Green Buildings and Environmental Sustainability
Plan Element became an optional element to a municipal
Master Plan as this Comprehensive Master Plan Update
was being finalized for printing.
Principle 5.6.3 herein recommends that the City undertake
a Green Buildings and Environmental Sustainability Plan
Element as funding becomes available and that, until such
time, the City should address ‘green’ technologies within
the context of Chapter 290.
Objectives include
encouraging ‘green’ technologies (windmills, solar,
geothermal, etc.) as accessory uses in new construction
and building rehabilitation and as principal uses at
appropriate locations within the City (i.e., where such uses
do not conflict with neighboring land uses) and LEED
(“Leadership in Energy & Environmental Design”) building
systems and technologies in all Projects as appropriate.
8.3
Relationships to Other Plans
Municipalities contiguous to the City of Pleasantville are the City of Absecon, the
City of Atlantic City, the West Atlantic City section of Egg Harbor Township, the
City of Northfield and the City of Ventnor.300
8.3.1 City of Absecon
Absecon completed its most recent Master Plan Reexamination in June of 2006.
Such Reexamination is largely silent as relates to Pleasantville.
Absecon and Pleasantville share a common boundary line at California Avenue.
Recommendations contained in this Comprehensive Master Plan Update which
might impact the City of Absecon include modifications to certain existing zone
boundary lines in the northern section of Pleasantville, the creation of the
Residential Duplex (R-D) Zone along California Avenue, the elimination of
commercial overlay zones on Main Street, New Road and California Avenue and
the creation of the General Commercial Zone on north Main Street.
300
Exhibit 3
223
VOLUME 1 of 2
While these and other recommendations modify certain permitted uses, zoning
district boundaries and building controls in the City’s northern Zoning Districts, they
do not substantially alter the underlying nature of the northern side of Pleasantville
in terms of land use and zoning controls beyond what was in place at the time of
this Update. Accordingly, the recommendations proposed herein are not sufficient
in scope or content to materially impact Absecon or its Master Plan.
8.3.2 City of Atlantic City
Atlantic City last reexamined its Master Plan in 2003. Such Reexamination is
largely silent regarding the City of Pleasantville.
At Publication, Atlantic City had completed, and was in the process of adopting, a
new Master Plan. Other than recognizing the shared municipal boundaries, such
Master Plan is similarly silent regarding the City of Pleasantville.
The recommended revisions to the City’s Land Use Plan contained in this
Comprehensive Master Plan Update (section 6.3 herein) modify certain permitted
uses, zoning district boundaries and building controls in the City’s eastern Zoning
Districts, including the proposed Bayside Mixed-Use Zone, which significantly
increases the potential development intensity for the middle section of the City to
the east of Franklin Boulevard (section 6.3.2 C. 8. f. herein).
At its closest point, the Atlantic City municipal boundary line is approximately 1.8
miles east of the nearest developed sections of the City of Pleasantville.301
However, such boundary is located within the marine tidal marsh. In actuality,
the nearest developed sections of Pleasantville are approximately 4.5 miles from
any inhabited or developable lands in Atlantic City.302
The marine tidal marshes provide a significant buffer between developed areas
in Pleasantville and Atlantic City. Accordingly, it is not anticipated that the
actions recommended in this Comprehensive Master Plan Update will have any
material impact on the City of Atlantic City or its Master Plan.
8.3.3 Egg Harbor Township
Egg Harbor Township last reexamined its Master Plan in 2002.
Reexamination is largely silent regarding the City of Pleasantville.
Such
Egg Harbor Township shares a common boundary line with the City of
Pleasantville to the western and along the West Atlantic City portion of the
Township to the east.
301
Black Horse Pike from Jonathan’s Thoroughfare to Lyons Court in Pleasantville.
302
Black Horse Pike from Lyons Court to West End Avenue in Chelsea Heights section of Atlantic City.
224
VOLUME 1 of 2
A. West of Pleasantville
Recommendations contained in this Comprehensive Master Plan Update
which might impact the portion of Egg Harbor Township to the west of
Pleasantville include modifications to certain existing zone boundary lines in
the western section of Pleasantville and the creation of the Regional
Commercial (RC) Zone along the western section of the Black Horse Pike.
district boundaries and building controls in the City’s western Zoning Districts,
they do not substantially alter the underlying nature of the western side of
Pleasantville in terms of land use and zoning controls beyond what was in place
at the time of this Update. Accordingly, the recommendations proposed herein
are not sufficient in scope or content to materially impact Egg Harbor Township
or its Master Plan as relates to the western side of the City of Pleasantville.
B. West Atlantic City
In addition to modifications to certain permitted uses, zoning district
boundaries and building controls in the City’s eastern Zoning Districts,
recommendations contained in this Comprehensive Master Plan Update
which might impact the West Atlantic City portion of Egg Harbor Township
include the proposed Bayside Mixed-Use (“BMU”) Zoning District, which is
located on the eastern edge of the City between the Atlantic City Expressway
and West Jersey Avenue; thereby sharing the northern boundary line with
West Atlantic City. Additionally, this Update recommends modifying the
zoning for the Black Horse Pike area east of the Central Business District
from Commercial (COM) to General Commercial (GC).
Egg Harbor Township zoning for West Atlantic City is Special Highway
Development (“SHD”) for properties fronting the Black Horse Pike and
Residential (“R-5”) for the area between the Black Horse Pike frontage
properties and the West Jersey Avenue border with the City of Pleasantville. At
Publication, land uses on the Pleasantville side of West Jersey Avenue included
a lumber yard and railroad rights-of-way owned and operated by J.P. Rail.
At Publication, SHD Zoning permits uses which are very similar to the uses
proposed for the BMU Zone (although the area and bulk standards reflect
different settings and municipal priorities) and R-5 Zoning permits uses which are
very similar to uses permitted in the City’s R-50 Residential Zoning Districts.
Also at Publication, Egg Harbor Township had declared the portion of West
Atlantic City north of the Black Horse Pike between Palermo Avenue and
Jonathan’s Thorofare to be In Need of Redevelopment under the
Redevelopment Statute. While a Redevelopment Plan, outlining likely uses
and development controls for this Area has yet to be crafted, it is assumed that
development intensity for the Redevelopment Area will increase significantly.
225
VOLUME 1 of 2
Given the intensity of development expected for West Atlantic City, it is not
anticipated that the recommendations contained in this Comprehensive Master
Plan Update will have any material impact on Egg Harbor Township or its Master
Plan beyond what the Township might introduce under its Redevelopment Plan.
8.3.4 City of Northfield
Northfield last reexamined its Master Plan in 1995. At Publication, Northfield was
undertaking, but had not completed, the 6-year Master Plan Reexamination
process. The 1995 Reexamination is therefore the active Master Plan for the
City of Northfield.
Northfield and Pleasantville share a common boundary line behind the properties
fronting Ridgewood Avenue (if extended to the east and west).
Recommendations contained in this Comprehensive Master Plan Update which
might impact the City of Northfield include modifications to certain existing zone
boundary lines in the southern section of Pleasantville, the elimination of
commercial overlay zones on Main Street and New Road and the creation of the
General Commercial Zone on south Main Street.
district boundaries and building controls in the City’s southern Zoning Districts,
they do not substantially alter the underlying nature of the southern side of
Pleasantville in terms of land use and zoning controls beyond what was in place at
the time of this Update. Accordingly, the recommendations proposed herein are
not sufficient in scope or content to materially impact Northfield or its Master Plan.
8.3.5 Atlantic County
Atlantic County last reexamined its Master Plan in 2000.
While such
Reexamination is largely silent regarding specific projects within the City of
Pleasantville, the County strongly supports the City’s revitalization efforts.
Accordingly, it is not anticipated that the recommendations contained in this
Comprehensive Master Plan Update will have any negative impact on Atlantic
County or its Master Plan.
8.3.6 State of New Jersey
The New Jersey Office of Smart Growth has promulgated the State Development
and Redevelopment Plan303 as the equivalent of a statewide Master Plan.
Prepared as an interdepartmental effort between various offices charged with
managing development in New Jersey304, the State Plan is the controlling policy
guide regarding land use planning and growth-related issues.
303
“State Plan”
304
Principally, but not exclusively, NJDCA and NJDEP.
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The current version of the State Plan was adopted in March of 2001. At
Publication, the State was undertaking, but had not completed, a reexamination
of the State Plan. The 2001 version of the State Plan is therefore the active
Development and Redevelopment Plan for the State.
The State Plan classifies almost all of Pleasantville as a “PA-1: Metropolitan
Planning Area”305 and includes Pleasantville as a Proposed Center.
Metropolitan Planning Areas are designed to provide for
much of the state’s future redevelopment through
revitalization of cities and towns; promotion of growth in
compact forms; stabilization of older suburbs; redesign of
areas of sprawl; and protection of the character of existing
stable communities.
Centers are compact forms of development that consume
less land, deplete fewer natural resources and are more
efficient in the delivery of public services.
To accomplish these goals, the following Policy Objectives (pertinent to the City
of Pleasantville) have been established:306
Land Use: Promote redevelopment and development in
Cores and Neighborhoods of Centers and in Nodes that
have been identified through cooperative regional planning
efforts. Promote diversification of land uses, including
housing where appropriate, in single-use developments and
enhance their linkages to the rest of the community. Ensure
efficient and beneficial utilization of scarce land resources
throughout the Planning Area to strengthen its existing
diversified and compact nature.
Housing: Provide a full range of housing choices through
redevelopment, new construction, rehabilitation, adaptive
reuse of non-residential buildings, and the introduction of
new housing into appropriate non-residential settings.
Preserve the existing housing stock through maintenance,
rehabilitation and flexible regulation.
Economic Development: Promote economic development
by encouraging strategic land assembly, site preparation and
infill
development,
public/private
partnerships
and
infrastructure improvements that support an identified role
305
Exhibit 9
306
State Plan (pp.156-158)
227
VOLUME 1 of 2
for the community within the regional marketplace.
Encourage job training and other incentives to retain and
attract businesses. Encourage private sector investment
through supportive government regulations, policies, and
programs, including tax policies and expedited review of
proposals that support appropriate redevelopment.
Transportation: Maintain and enhance a transportation
system that capitalizes on high density settlement patterns
by encouraging the use of public transit systems, walking,
and alternative modes of transportation to reduce automobile
dependency, link Centers and Nodes, and create
opportunities for transit oriented redevelopment. Facilitate
efficient goods movement through strategic investments and
intermodal linkages…
Natural Resource Conservation: Reclaim environmentally
damaged sites and mitigate future negative impacts,
particularly to waterfronts, scenic vistas, wildlife habitats and
to Critical Environmental Sites and Historic and Cultural
Sites. Give special emphasis to improving air quality. Use
open space to reinforce neighborhood and community
identity, and protect natural linear systems, including
regional systems that link to other Planning Areas.
Recreation: Provide maximum active and passive
recreational opportunities and facilities at the neighborhood,
local and regional levels by concentrating on the
maintenance and rehabilitation of existing parks and open
space while expanding and linking the system through
redevelopment and reclamation projects.
Redevelopment: Encourage redevelopment at intensities
sufficient to support transit, a broad range of uses and
efficient use of infrastructure. Promote design that enhances
public safety, encourages pedestrian activity and reduces
dependency on the automobile.
Historic Preservation: Encourage the preservation and
adaptive reuse of historic or significant buildings, Historic
and Cultural Sites, neighborhoods and districts in ways that
will not compromise either the historic resource or the area’s
ability to redevelop. Coordinate historic preservation with
tourism efforts.
228
VOLUME 1 of 2
Public Facilities and Services: Complete, repair or replace
existing infrastructure systems to eliminate deficiencies and
provide capacity for sustainable development and
redevelopment in the region. Encourage the concentration of
public facilities and services in Centers and Cores.
Intergovernmental Coordination: Regionalize as many
public services as feasible and economical to enhance the
cost-effective delivery of those services. Establish multijurisdictional policy and planning entities to guide the efforts
of State, county and municipal governments to ensure
compatible and coordinated redevelopment.
The commendations proposed in this Comprehensive Master Plan Update
support and advance the Policy Objectives of the State Plan.
8.3.7 In sum, there is no change in the relationship between the recommendations of
this Comprehensive Master Plan Update and (a) the master plans of contiguous
municipalities, (b) the Atlantic County Comprehensive Plan (February, 2005, as
amended) and (c) the State Development & Redevelopment Plan from those
relationships which existed prior to this 2007 Master Planning effort.
229
VOLUME 1 of 2
9.0
EXHIBITS (VOLUME 1 OF 2)
1. STATEWIDE CONTEXT MAP
2. COUNTY CONTEXT MAP
3. CITYWIDE CONTEXT MAP
4. CITYWIDE AERIAL MAP
5. 2000 FEDERAL CENSUS DATA
6. PRE-EXISTING ZONING MAP
7. GENERALIZED LAND USE MAP
8. GENERALIZED LAND USE MAP ~ PRE-EXISTING ZONING OVERLAY
9. STATE PLAN MAPPING
10. U.S.G.S. TOPOGRAPHIC MAPPING
11. NJDEP SOILS MAPPING
12. FEMA FLOOD ZONE (FIRM) MAPPING
13. NJDEP WETLANDS MAPPING
14. PROPOSED ZONING MAP A: BASE ZONING
15. PROPOSED ZONING MAP B: OVERLAY ZONING
230
VOLUME 1 of 2
EXHIBITS
EXHIBIT 5
EXHIBIT 5
EXHIBIT 5
EXHIBIT 5

2008 COMPREHENSIVE MASTER PLAN UPDATE

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