[Adopted 12-6-2010 by Ord. No. 1680-2010]
A.
On May 7, 2007, the Township Committee adopted a resolution designating
Block 994 Lot 57, commonly known as the former landfill site, to be
an area in need of redevelopment (redevelopment area) as defined in
the Local Redevelopment and Housing Law (N.J.S.A. 40A:12A-1 et seq.).
B.
The purpose of this plan is to effectuate the redevelopment of this
area in a comprehensive, coordinated manner so that the area becomes
an asset to the Township.
A.
Site location. As shown on enclosed Figure 1; Location of the Landfill
Redevelopment Area,[1] the site is located within the area of the Township's
Business Industrial Park and is generally bounded by Nawakwa Boulevard
(east), Oakwood Boulevard (south), Cedarwood Boulevard (west) and
Atlantic Avenue (north). The redevelopment area is located to the
south of several facilities operated by the county, including the
Atlantic County Special Services School, the Atlantic County Institute
of Technology, the Atlantic County Criminal Justice Complex and the
Atlantic County Jail.
[1]
Editor's Note: Figure 1 is on file in the Township offices.
B.
Current zoning of the redevelopment area. The entire redevelopment
area lies in the IBP, Industrial Business Park Zoning District. In
summary, the uses allowed in the IBP District include, but are not
limited to, administrative offices, warehousing, light manufacturing,
wholesale business establishments, hospitals, medical centers, banks,
indoor health and exercise facilities, personnel training centers
and research and design laboratories. The area and bulk standards
for new development require a minimum lot area of one acre with a
minimum street frontage of 200 feet. New development is also required
to be set back a minimum 40 feet from any property line. As was noted
in the redevelopment investigation, the standards for the IBP are
geared toward new development in a light industrial park setting and
are not appropriate for a much older, historic industrial property.
The future redevelopment of the designated area should take
into consideration the existing development on site, the surrounding
land uses and the overall development goals established by the Township.
Accordingly, the redevelopment plan should, to the greatest extent
practicable, incorporate the following goals:
A.
The implementation of a closure plan for the landfill that is approved
by the New Jersey Department of Environmental Protection (NJDEP) and
the New Jersey Pinelands Commission (Pinelands).
B.
To support the goals of the State of New Jersey to increase the amount
of energy generated from renewable sources through a partnership with
private sector developers.
C.
To develop those sections of the area that were not used as landfill
with uses that are consistent with the Township policy of development
in the Business Park generating economic activity in the community.
E.
To turn the landfill area from a potential liability into an asset
to the Township.
All redevelopment activities in the designated area shall be
carried out in compliance with all applicable federal, state and Township
laws and regulations. The redevelopment plan for the Landfill Redevelopment
Area shall include the following:
A.
Planning and implementation.
(1)
Designate the Township Committee as the Redevelopment Agency for
the project area.
(2)
Designate the Planning Board as the Review Agency for all applications
relating to this plan.
(3)
To designate a redeveloper of the designated redevelopment area.
(4)
Enter into agreements with the redeveloper as allowed by law, to
effectuate the implementation of this plan.
(5)
Encourage the Planning Board to conduct expedited reviews of the
redevelopment projects the cost of which are to be borne by the redeveloper.
(6)
Submit applications for grants, low-interest loans and other forms
of technical, financial or other assistance to implement the redevelopment
plan with public, private and nonprofit entities as needed.
B.
Infrastructure.
(1)
Prepare and gain approval of a closure plan for the landfill area
and implement the plan.
(2)
Provide for the generation of renewable energy in the redevelopment
area.
(3)
Coordinate with local service providers to insure that the project
area has adequate utility capacity to meet the needs of the redevelopment
on the site.
The standards of the Township Development Ordinance (Chapter 203 of the Township Code) shall be applicable to development in the redevelopment area.
This is not applicable. There are no residents or existing businesses
located within the redevelopment area.
The acquisition of property is not necessary to effectuate this
plan.
A.
State Development and Redevelopment Plan/New Jersey Pinelands Comprehensive
Management Plan (SDRP/CMP).
(1)
Pursuant to a July 3, 2007, letter issued by the New Jersey Office
of Smart Growth, the Landfill Redevelopment Area is located in a Pinelands
Regional Growth Area, which is an area in which development and redevelopment
are encouraged.
(2)
One of the primary goals of this plan is the closure of the landfill
in a manner approved by NJDEP and the New Jersey Pinelands Commission.
The accomplishment of this goals is consistent with the adopted rules
of those agencies.
(3)
Another goal of the plan is the development of a renewable energy
facility on a portion of the site. This is consistent with the New
Jersey Energy Master Plan goal of achieving 30% of the state's electricity
needs from renewable sources by 2020.
B.
Atlantic County Master Plan. The redevelopment plan is consistent
with the following goal of the Atlantic County Master Plan (October
2000):
(1)
Land use goals: promote lands for a diversity of economic development
opportunities within the communities of Atlantic County.
C.
Master plans of surrounding municipalities. All of the municipalities
adjacent to Hamilton are within the Pinelands Protection Area. The
master plans and land use ordinances of the surrounding municipalities,
as well as those of Hamilton, have been certified by the Pinelands
Commission as being in conformance with the provisions of the CMP.
Since this plan is consistent with the CMP and the Master Plans of
the surrounding municipalities are in conformance with the CMP, it
can be inferred that this redevelopment plan is consistent with the
master plans of the adjacent municipalities. Note: The adjacent municipalities
are Buena Vista Township, Egg Harbor Township, Folsom Boro, Galloway
Township, Hammonton and Weymouth Township.
A.
Master Plan.
(1)
This plan is consistent with the recommended changes discussed in
Part IV of Master Plan Reexamination Report that was adopted by the
Planning Board in 2006 which called for amending the IBP Zone for
a wider variety of nonresidential uses to serve the region as well
as to support other uses in the IBP Zone.
(2)
This Plan is also consistent with the recommendation found in Part
V of the Reexamination Report (Redevelopment Areas) which identified
the landfill site as a potential redevelopment area.
A.
Pursuant to N.J.S.A. 40A:12A-13, the Planning Board shall have the
sole authority to determine conformance of the redeveloper's concept
and design with this redevelopment plan.
B.
Subject to the provisions of this redevelopment plan herein, the
Planning Board shall have sole authority for the interpretation or
clarification of any provision of this redevelopment plan.
All provisions of this redevelopment plan, including all building
controls, regulations and/or restrictions imposed, shall be applicable
to all real property and improvements within the redevelopment area.
A.
This redevelopment plan, as it may be amended from time to time,
shall be in effect until the goals of the redevelopment plan are satisfied
and the redevelopment area is fully redeveloped to the maximum extent
permitted under the redevelopment plan.
B.
Upon completion of construction and the issuance by the Township
of all permanent certificate(s) of occupancy for individual portions
or all of the redevelopment project, and at the request of the redeveloper,
the Township shall issue to the redeveloper a certificate of completion
and compliance for the entire redevelopment project or such portions
thereof as the redeveloper shall have completed, certifying that the
redevelopment project or the specific portions thereof were completed
in accordance with this redevelopment plan and further certifying
that the applicable provisions of any redevelopment agreement, if
applicable, indicating provisions related to N.J.S.A. 40A:12A-9a,
have been satisfied.
A.
This redevelopment plan may be amended from time to time upon compliance
with all applicable laws and statutes and upon approval of the governing
body. In addition to any other requirements, including but not limited
to those imposed by N.J.S.A. 40A:12A-13, mutual agreement between
the Township and the redeveloper is required where a redevelopment
agreement is in place and where an amendment would change the controls
governing the use of land under such redevelopment agreement.
B.
The area and bulk standards of this redevelopment plan may be modified
or changed at any time by the Planning Board as part of the site plan
approval process. However, any modification or change of more than
20% of the applicable standard shall necessitate a formal amendment
to this redevelopment plan in accordance with law.
C.
Modifications or changes in the permitted uses, or area and bulk
standards, which are inconsistent with the intent of this redevelopment
plan, shall not be approved in the absence of a formal amendment to
this redevelopment plan.
