[Added 9-4-2007 by Ord. No. 1606-2007]
A.
On December 5, 2005, the Township Committee adopted a resolution
designating Block 730, Lots 5.02 and 6 and Block 732, Lot 66, commonly
known as the "Wheaton Mill Complex," 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.
That same evening, the Township Committee authorized the Land Use
Subcommittee and the Director of Community Planning and Economic Development
to prepare the redevelopment plan for this area.
C.
The purpose of this plan is to effectuate the redevelopment of this
area, which is a key contributing resource to the Mays Landing Historic
District, in a comprehensive, coordinated manner so that the area
becomes an anchor at the western end of Main Street and is an asset
to the Township.
A.
Site location.
(1)
As shown in Figure 1, Location of the Mill Complex Redevelopment
Area,[1] the site is located on the west side of Mill Street at
the intersection with Old Harding Highway in Mays Landing. The Mill
Complex Redevelopment Area comprises two irregular-shaped parcels
with Parcel 1 situated on the northwest corner of the intersection
and bounded by the Great Egg Harbor River (north) and Lake Lenape
and an existing residential structure (west). Parcel 2 is situated
on the southwest corner of the intersection and is bounded by an existing
residential structure (south) and a small parking area associated
with a nearby light industrial/warehouse structure.
[1]
Editor's Note: Figure 1 is on file in the Township offices.
(2)
The redevelopment area consists of two separate parcels that are
identified on the Tax Map of Hamilton Township as Block 730, Lots
5.02 and 6 (Parcel 1) and Block 732, Lot 66 (Parcel 2).
(3)
Parcel 1 is the primary parcel of the Mill Complex. Development on
site consists of eight buildings constructed (and expanded) over a
fifty-nine-year period from 1866 to 1925. These buildings vary from
one to three stories (plus penthouses) in height, excluding the water
tower on Building 1. The buildings are generally constructed of wood
and/or steel framing with exterior walls that are primarily brick
with some sandstone portions. The 1924 building is a concrete frame
structure with brick infill and large industrial glazing panels. The
total floor area is 205,057± square feet.
(4)
The area of Parcel 1 located immediately adjacent to the intersection
is developed as a parking lot (twenty-three-car capacity) that is
accessed from Mill Street. A second driveway into the site is located
on Old Harding Highway near the western property boundary. This driveway
provides access to the interior area of the site as well as a twenty-five-foot-wide
access easement to the Lake Lenape dam.
(5)
Parcel 2, along with adjacent Lot 65, formerly served as the off-street
parking lot for Mill Complex employees. While the Tax Map indicates
that a ten-foot-wide alley separates Lots 66 and 65 there is an absence
of curbing or other barrier distinguishing private property from the
public right-of-way. There are 63 parking spaces on Parcel 2, which
is almost entirely paved. Exceptions to the paving consist of a couple
of landscape islands in the parking area and a planted strip along
the Mill Street edge of the site. Parking stalls are located immediately
adjacent to the Old Harding Highway right-of-way, which is not consistent
with the IBP requirement for parking to be set back 10 feet from the
property line. In addition to the aforementioned alley, Parcel 2 is
accessible from one driveway on Mill Street (near the southern property
boundary) and from two driveways on Old Harding Highway.
B.
Current zoning of the redevelopment area.
(1)
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 of 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.
(2)
In addition, the subject parcels are also situated within the Mays
Landing Historic District, which is listed on the state and federal
registers and Pinelands designated. The structures within the redevelopment
area are classified as contributing resources to the Historic District.
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.
To support the Township's ongoing efforts to revitalize the traditional
"Main Street" commercial area of Mays Landing through the redevelopment
of the site as a mixed-use development incorporating residential,
commercial and public uses in addition to appropriate accessory facilities.
B.
To promote the adaptive reuse of the existing historic structures
on site, recognizing that the Mill Complex is a significant contributing
element of the Mays Landing Historic District.
C.
To take advantage of the site's visual and physical proximity to
the Great Egg Harbor River and Lake Lenape.
D.
To provide appropriately scaled commercial facilities, compatible
with existing commercial uses along Main and Mill Streets, to help
establish a critical mass of commercial uses and to promote pedestrian
activity.
E.
To provide adequate parking to both serve the needs of the uses within
the redevelopment area and support other uses along Main and Mill
Streets.
F.
To take advantage of the site's unique location on both the New Jersey
Coastal Heritage Trail and the Southern Pinelands Natural Heritage
Trail by providing appropriate public facilities that support tourism
and outdoor recreation activities in the region.
G.
To provide an appropriate number of dwelling units that are affordable
to low- and moderate-income households pursuant to the rules adopted
by the New Jersey Council on Affordable Housing (COAH) and the Uniform
Housing Administrative Code (UHAC).
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 Mill Complex
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. As part of the review process, the Historic
Commission shall provide input and recommendations regarding the exterior
treatment of structures on site, as well as architectural elements
such as fences, lighting and signage.
(3)
To work cooperatively with the landowners in development of a plan
that achieves the redevelopment goals.
(4)
To designate the property owner, Cotton Mill Associates, LLC, as
the redeveloper of the subject parcels.
(5)
Enter into agreements with the redeveloper as allowed by law, to
effectuate the implementation of this plan.
(6)
Encourage the Planning Board, and the Historic Preservation Commission,
to conduct expedited reviews of the redevelopment projects the cost
of which are to be borne by the redeveloper.
(7)
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)
Coordinate with local service providers to insure that the project
area has adequate utility capacity (including, but not limited to,
sanitary sewers, potable water, storm sewers, electric, natural gas,
telecommunications and cable service) to meet the service needs of
the proposed mixed-use development.
(2)
Encourage the use of alternate energy technologies in the redevelopment
area, including, but not limited to, solar, geothermal, hydroelectric,
etc.
(3)
Coordinate with the county to ensure that the adjacent streets and
traffic control measures are adequate to provide safe access/egress
to the redevelopment sites.
(4)
Coordination of sidewalk and streetscape elements in and around the
site with the improvements called for in the Main Street/Mill Street
Revitalization Plan.
(5)
Encourage the repair and/or replacement of the existing bulkheads
along the Great Egg Harbor River edge of the redevelopment area.
(6)
Coordinate with the county and the Township on the installation of
a pedestrian bridge over the Lake Lenape dam.
(7)
The removal and cleanup of any hazardous wastes or materials that
may be found on site or within the buildings.
The Mill Complex Redevelopment is somewhat unique in that it
focuses on the adaptive reuse of the existing structures rather than
demolition and new construction. Accordingly, the redevelopment standards
will focus more on the intensity of development on site than typical
area and bulk standards associated with new development. The following
standards are to supersede the existing zoning of the site.
A.
Parcel 1 (BLK 730, Lots 5.02 and 6).
(1)
Permitted uses.
(a)
Principal uses.
[1]
Residential dwelling units.
[2]
The following nonresidential uses permitted in the Village Commercial Zone (§ 203-74B of the Township Code):
[a]
Studios for artists, craftsmen, photographers, etc. [§ 203-74B(1)].
[b]
Business offices [§ 203-74B(3)].
[c]
Specialty retail [§ 203-74B(4)].
[d]
Professional offices [§ 203-74B(5)],
excluding medical offices.
[e]
Restaurants and cafes [§ 203-74B(9)].
[f]
Museums [§ 203-74B(14)].
(2)
Area and bulk requirements.
(a)
Minimum parcel area: 4.0 acres.
(c)
Maximum building height.
[1]
Existing buildings.
[2]
New accessory structure(s): Parapet height of 20 feet above
the adjacent grade.
(e)
Maximum residential density: 40 du/acre.
(f)
Maximum livable area for permitted principal nonresidential
uses: 35,000 square feet.
(g)
Maximum impermeable site coverage: 90%.
(3)
Parking.
(4)
Affordable housing requirements.
(a)
A minimum of 10% of all residential units shall be set aside
for occupancy by low/moderate-income households.
(b)
The bedroom distribution of units designated for occupancy by
low/moderate-income households shall be proportional to that of the
market-rate units (e.g., if half of the market units have two bedrooms,
then half of the affordable units are to have two bedrooms).
(c)
The redeveloper may adjust the size (in square feet) of units
designated for occupancy by low/moderate-income households to be less
than that of market units, provided that the income-restricted units
comply with the minimum unit size requirements established in the
Uniform Construction Code.
(e)
Units that are deed restricted to occupancy by low- and/or moderate-income
households shall be excluded from any calculation of dwelling units
for the purpose of determining if the proposed development requires
the purchase of Pinelands development credits.
(5)
Pinelands development credits. Pinelands development credits shall
be acquired and redeemed at a rate of one right (0.25 credit) for
every six non-income-restricted housing units (i.e., 16.7% of all
market-rate residential units).
B.
Parcel 2 (BLK 732, Lot 66).
Attached to this article are concept plans depicting how development
of the subject parcels may appear upon completion of the redevelopment
project.[1] It must be stressed that these plans are conceptual only.
The completed development may be different based on review comments
received from the Planning Board, Historic Preservation Commission
and Pinelands Commission.
[1]
Editor's Note: The conceptual plans are on file in the Township
offices.
This is not applicable. There are no residents or existing businesses
located within the redevelopment area.
[Amended 12-21-2020 by Ord. No. 1940-2020]
The acquisition of Block 730, Lots 5.02 and 6, and Block 732,
Lot 66, may be necessary to effectuate this plan and is hereby authorized.
A.
State Development and Redevelopment Plan/New Jersey Pinelands Comprehensive
Management Plan (SDRP/CMP).
(1)
The Mill Complex Redevelopment Area is consistent with the policies
and objectives of both the State Development and Redevelopment Plan
and the New Jersey Pinelands Comprehensive Management Plan. The area
is located within a Pinelands Regional Growth Area in the community
of Mays Landing. Under a June 1999 MOA between the Pinelands Commission
and the State Planning Commission, Pinelands Regional Growth Areas
are considered the equivalent of Suburban Planning Areas (PA2) in
the State Development and Redevelopment Plan.
(2)
The plan is consistent with the goals and objective of the Pinelands
Regional Growth Area [N.J.A.C. 7:50-5.13(g)], which identifies these
areas as being capable of accommodating regional growth influences
while protecting the essential character and environment of the Pinelands.
The plan is also consistent with the purposes of the Pinelands Management
Program for Historic, Archaeological and Cultural Preservation (N.J.A.C.
7:50-6.151 et seq) which include the protection and use of areas of
special historic interest that represent elements of the region's
economic and architectural history; the stabilization and improvement
of property values in these areas; the prevention of neglect and vandalism
of historic sites and fostering pride in the beauty and noble accomplishments
of the past.
(3)
In addition to the consistency with the Pinelands CMP, the redevelopment
plan is consistent with the recommendation from the Livable Communities
Action Plan for the Regional Growth Area of Hamilton Township (2004),
which was prepared on the Township's behalf by the Pinelands Commission
under its Pinelands Excellence Program. The purpose of the Livable
Communities Plan was to help the community develop a strategic vision
of its future and prepare proposals for zoning, subdivision, site
planning and infrastructure improvements to achieve that vision. The
following is the text of the Livable Communities Plan recommendation
for the redevelopment area:
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Redevelop Wheaton Building
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The Hamilton Township Master Plan Reexamination Report (1999)
already details the redevelopment potential of this historic waterfront
resource for the following uses: environmental/historic museum, arts
and craft vendors, antique market, artist studio/lofts, restaurant,
and offices. Since the historic cotton mill's water dam once provided
electric power for Mays Landing, there may be the potential to reharness
this power as a redevelopment funding source. Given its enormous potential
to become an anchor for Main Street and to create a ripple effect
of complementary businesses, a concerted effort is needed to promote
the complex's redevelopment.
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The size of the property, the age of the structures and market
forces make it unlikely that redevelopment will simply occur on its
own. The Township should consider forming a task force of local representatives
(e.g., the Historic Commission), the county, the state (e.g., the
Department of Community Affairs), and non-profits (e.g., Great Egg
Harbor Watershed Association) to actively explore appropriate, realistic
uses.
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(4)
The redevelopment plan is also consistent with several of the policy
objectives for the PA2 established in the SDRP, including the policies
relating to land use, housing, economic development, recreation, redevelopment
and historic preservation.
B.
Atlantic County Master Plan. The redevelopment plan is consistent
with numerous policies of the Atlantic County Master Plan (October
2000), including:
(1)
Land use goals.
(a)
Promote quality growth and development in areas where capital
facilities are available.
(b)
To discourage growth in areas that would require unplanned extension
of capital facilities.
(c)
Promote lands for a diversity of economic development opportunities
within the communities of Atlantic County.
C.
Master plans of surrounding municipalities.
(1)
All of the municipalities adjacent to Hamilton are within the Pinelands
Protection Area. The master plans and land use ordinances of these
municipalities have been certified by the Pinelands Commission as
being compliant with the provisions of the CMP. Therefore it can also
be inferred that the 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.
(2)
It should be noted that Weymouth Township is the closest municipality,
approximately 0.6 mile from the redevelopment area.
A.
Master Plan. As shown in the text box below, the redevelopment plan
is also consistent with the recommended changes discussed in Part
IV of Master Plan Reexamination Report that was adopted by the Planning
Board in 2006.
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Wheaton's Facility – Old and New
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In order to have true success of the Main/Mill Street "village
commercial" corridor discussed above, the Township must include an
adaptive reuse or redevelopment plan for these facilities. The Wheaton's
facilities are located just outside the Main and Mill Street corridor,
thus any reuse or redevelopment would contribute to the success of
the historic district.
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Having this area be redeveloped into a residential and commercial
integrated zone would benefit this area greatly by encouraging small
businesses to incorporate residential uses above the commercial use.
It would provide for a more village-like atmosphere which the Township
would like to support in this area.
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B.
Development (Zoning) Ordinance. The uses and development regulations
set forth in this plan shall supersede the existing IBP zoning of
the subject parcels, except as expressly set forth in the redevelopment
plan. The redevelopment plan also amends the Zoning Map of the Township
to designate Block 730, Lots 5.02 and 6, and Block 732, Lot 66 as
a new district designated the "Mill Complex 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 the 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. 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.
Because this article provides specialized regulations for housing
types, land uses, subdivision improvements, street standards, site
planning, and building design within the Mixed Use Zone District,
the standards and requirements of this article supersede and replace
all conflicting provisions in the Hamilton Township Developmental
Ordinance and Zoning Ordinance. All ordinances of the Township of
Hamilton that are inconsistent with the provisions of this article
are superceded by the provisions of this article.
If any section, subsection, sentence, clause or phase of this
article is for any reason held to be unconstitutional or invalid,
such decision shall not affect the remaining portions of this article.
This article shall take effect upon final passage, approval,
filing with the Atlantic County Planning Board, approval by the Pinelands
Commission, and publication as required by law.
