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)].
[c] Specialty retail [§ 203-74B(4)].
[d] Professional offices [§ 203-74B(5)],
excluding medical offices.
[e] Restaurants and cafes [§ 203-74B(9)].
(b)
Accessory uses.
[1]
Surface and structural parking.
[2]
Home personal office(s), subject to the provisions of §
203-175.
[5]
All other accessory uses customarily incidental to a permitted
use.
(2) Area and bulk requirements.
(a)
Minimum parcel area: 4.0 acres.
(b)
Minimum setbacks.
[1]
Vertical expansion of existing buildings.
[a] The setback of new construction may match that
of the existing structure below up to a height of 75 feet above the
adjacent grade.
[b] Between 75 and 95 feet in height the new construction
shall be set back a minimum of five feet from the adjacent property
line.
[2]
Parking.
[a] On the ground floor level of existing structures:
0 feet.
[b] New parking structures: five feet.
[c] Surface parking: five feet.
(c)
Maximum building height.
[1]
Existing buildings.
[a] Roofline height: 90 feet above the adjacent grade.
[b] Parapet height: 95 feet above the adjacent grade.
[c] Accessory structural elements and projections (e.g.,
elevator equipment structures, mechanical equipment, vents, etc.):
up to 15 feet over the roofline height provided that:
[i]
The total area occupied by all accessory structural elements
shall not exceed 15% of the building roof area; and
[ii]
All accessory structural elements shall be set back a minimum
of 10 feet from the building edge.
[2]
New accessory structure(s): Parapet height of 20 feet above
the adjacent grade.
(d)
Maximum floor area ratios (FAR).
[2]
Maximum livable FAR: 1.4.
(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.
(a)
The parking standards for mid-rise developments established
in the Residential Site Improvement Standards [N.J.A.C. 5:21 —
4.14(b)] shall be applicable to the proposed redevelopment.
(b)
The Township will act on any reasonable request for de minimus
exceptions to the RSIS parking standards.
(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.
(d)
The affordable units shall be subject to the provisions of Subsections
C(2) through (4),
D, and
G through
S of §
203-187 (Fair housing requirements) of the Township 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).
(2) Area and bulk standards.
(a)
Minimum lot area: 15,000 square feet.
(b)
Minimum landscaped perimeter buffers.
[2]
Old Harding Highway: five feet.
(c)
Maximum impermeable coverage: 90%.
C. Other standards. With the exception of the development standards set forth in Subsections
A and
B (above), the standards of the Township Development Ordinance (Chapter
203 of the Township Code) shall be applicable to development in the redevelopment area.
Attached to this article are concept plans depicting how development
of the subject parcels may appear upon completion of the redevelopment
project. 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.
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.
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.
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.