N.J. Admin. Code § 19:31C-3.16

Current through Register Vol. 56, No. 23, December 2, 2024

Section 19:31C-3.16 - Open space network and landscaping

(a) Figures 8a and 8b, Open Space Network, below show the recommended open spaces and suggested open spaces. The types of open spaces are:

1. Formal parks: Formal parks include various greens and squares should create well-used "people places" for gathering, people-watching, and relaxing. They should include a range of landscaping and hardscape/paved areas, and should also be flanked by streets and buildings in accordance with N.J.A.C. 19:31C-3.1 7(a).

2. Active recreation: Active recreation areas are intended for ball fields, hard surface courts, tracks, golf courses, swimming pools, and other intensive recreational use.

3. Passive open space: Passive open space constitutes the parade ground in Oceanport. Passive open spaces should remain as open, minimally landscaped space, with little hardscape or paving.

(b) Location of open spaces: The following sets forth recommendations for different types of open space by development district. The descriptions also specify the extent to which each open space should be surrounded, or framed, by streets (but not alleys), as defined in N.J.A.C. 19:31C-3.1 4(d). Buildings should front onto specific open spaces as provided in N.J.A.C. 19:31C-3.1 7(a).

1. Oceanport:

i. Horseneck Center:

(1) Passive open space: parade ground - The parade ground consists of the rectangular green space located between Malterer, Sherrill, Washington, and Saltzman Avenues, as well as the triangular piece of open space located between Greely, Russel, and Hildreth Avenues in front of Building 286. The parade ground is surrounded by recommended streets.

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(2) Formal park: Waterfront esplanade - Along Parker's Creek, a waterfront esplanade should be located in the area north of Allen Avenue. The minimum depth of the esplanade should be 100 feet and the minimum length should be 1,000 feet.

(3) Active recreation: Marina public access - The existing marina at the southeast corner of Oceanport and Riverside Avenues should be open space. A gateway pocket park should be created within the marina property, with public access to the waterfront along the east side of the Oceanport Avenue bridge that leads over Oceanport Creek.

(4) Formal park: Barkers circle green - The open space at the center of Barkers Circle (the cluster of Buildings 205 to 208 and 282, and 287, immediately southeast of Hildreth Avenue) should be open space. The central paved area should be removed and replaced with landscaping and/or decorative paving (as shown in Figures 8a and 8b above).

(5) Formal park: Linear greenway - A linear greenway should be located in the easternmost portion of the Horseneck Center district, east of Oceanport Avenue. It should be aligned generally parallel to Oceanport Avenue, at a midway point between Oceanport Avenue and the loop created by Hazen and Riverside Avenues. The minimum width of the greenway should be 100 feet, and it should extend from Hazen Avenue to Riverside Avenue. It should be flanked on both sides by streets and medium-density housing having front facades facing the greenway. N.J.A.C. 19:31C-3.1 7(a)3 describes the recommended build-to lines along this linear greenway.

ii. Education/Mixed-Use Neighborhood:

(1) Formal park: Linear green space - A linear green space should be located following the southern alignment of Stephenson Avenue. It should extend for at least 2,000 feet in length between Center Street and Cockayne Avenue. It should be flanked by streets on both long edges and should be at least 50 feet wide at all points. N.J.A.C. 19:31C-3.1 7(a)3 describes the recommended build-to lines along this linear green space.

iii. Green Tech Campus:

(1) Formal park: Campus quad - A formal park, known as the "campus quad," should be located within this development district and should be specifically in the area between Sherrill Avenue, Avenue of Memories, Wilson Avenue, and Malterer Avenue. It should be located at the interior of this area, or have frontage on one or two of these bounding streets. The quad should be at least two acres in size and rectangular in shape.

2. Eatontown:

i. Route 35 Lifestyle/Tech Center:

(1) Active recreation: Three facilities - The existing ball fields/active recreation facilities within this district constitute recommended open spaces. Each of the active recreation areas described below should be bordered by streets along at least 50 percent of its perimeter (see Figure 8a above).

(A) The two ballfields between North Drive and the Avenue of Memories to the west of Wilson Avenue (minimum size: eight acres);

(B) Ballfield and open field south of Alexander Lane, north of Nicodemus Avenue and east of Wilson Avenue (minimum size: eight acres); and

(C) West of Park Avenue, south of Nicodemus Avenue and the pond along the tributary to Oceanport Creek, the existing football/running track complex (minimum size: six acres).

(2) Formal park: Town green - The large, existing geothermal field that lies between Abbey and Whitesell Avenues and east of Nealis Avenue should be a formal open space; the "Town Green." The green should be at least six acres, and should be surrounded on all four sides by Streets (as shown in Figure 6a, Circulation Elements, in N.J.A.C. 19:31C-3.1 4). Build-to lines are specified in N.J.A.C. 19:31C-3.1 7(a)3 for all sides of the park.

ii. Pinebrook Neighborhood:

(1) Active recreation: Pinebrook Road ballfields - One or more new active recreation areas, with ball fields and hard-surface play courts (tennis, basketball), should be located along a section of Pinebrook Road. The total size of these active recreation areas should be at least five acres. Each active recreation area should be bounded by streets on at least 50 percent of its perimeter, with Pinebrook Road comprising at least one-third of the perimeter border length. As provided in N.J.A.C. 19:31C-3.1 7(a)3, adjacent residences should be sited to front onto these areas. The shape of the open space shown above in Figure 8b, Open Space, is intended to be schematic in nature.

iii. Golf/conference campus:

(1) Active recreation: Sun Eagles Golf Course - New development on the Suneagles Golf Course should remain within the general footprint of the disturbed area of Gibbs Hall and the existing buildings along Megill Drive.

3. Tinton Falls:

i. Town Center:

(1) Formal park: Civic green - A civic green should be located along Municipal Drive opposite the municipal complex, with its longitudinal centerline (its longer dimension) running roughly east/west. The Green should be framed by Streets (as shown in Figure 6b, Circulation Elements, in N.J.A.C. 19:31C-3.1 4) along three sides and at least 75 percent of its entire perimeter. It should be at least 2.5 acres in size and should face the existing Tinton Falls Municipal Complex. The green should be available for community events such as farmers' markets and music and theater events. Build-to lines are specified in N.J.A.C. 19:31C-3.1 7(a)3 for the street frontages facing the green.

(2) Hemphill Neighborhood:

(A) Active recreation: Ballfield - The existing ball field north of Corregidor Road and west of Guam Lane should be retained. This recreation area should be bounded by streets on at least 50 percent of its perimeter. The minimum size should be six acres.

(B) Formal parks: pocket parks - In the Hemphill Neighborhood, two to three pocket parks should be located. These parks are not shown in Figure 8a above because their location is flexible. Each park should be at least one acre, and the total size of the two or three parks should be at least four acres. Each pocket park should be surrounded by streets on at least three sides, and low-density or medium-density residential uses should be located along all sides of the park, with front doors facing the park. Build-to lines are specified in N.J.A.C. 19:31C-3.1 7(a)3 for each side of the park.

(C) Formal park: Campus green - A small campus green should be located adjacent to Corregidor and Laboratory Roads. It should be surrounded by streets on at least two-thirds (66 percent) of its perimeter. The minimum size should be 1.5 acres. Built-to lines are specified in N.J.A.C. 19:31C-3.1 7(a)3 for the campus green.

4. Uses in open space areas: The following uses, facilities, and structures should be considered for the three types of open space areas.

i. Passive open space: Only permitted open space/recreation area accessory structures should be considered.

ii. Active recreation areas: Ballfields, ballcourts, gazebos, bleachers, picnic tables and related facilities, parking lots, roads, and driveways should be considered for active recreation areas with appropriate permitted accessory structures. Existing buildings may also remain.

iii. Formal parks: Gazebos, kiosks, and other permitted open space/recreation area accessory structures should be considered for formal parks. Pedestrian pathways and segments of multi-use trails should also be considered; however, vehicular roadways and driveways should not be used.

(c) Other open spaces: Other open spaces should be considered throughout the Fort Monmouth Project Area.

(d) The following concern landscaping:

1. General landscaping guidelines are as follows:

i. Water conservation planting design and irrigation practices, including water harvesting and reuse, should be employed throughout the Fort Monmouth Project Area to the greatest extent practicable. All areas of plant materials, other than existing vegetation, over 200 square feet in area and located more than 10 feet from a building foundation and requiring more than 15 inches of rainfall, should be irrigated.

ii. Existing trees should be preserved to the greatest extent practicable. In particular, existing trees in excess of eight-inch diameter at breast height (DBH) should not be removed from any lot, street right-of-way, or open space. Existing damaged, decayed, or diseased trees may be removed, preferably under the guidance of a licensed arborist.

2. Protection during construction: Prior to construction adjacent to trees, tree protection fencing should be installed at the outer drip line of the trees to ensure that no equipment enters and no materials are stored within the drip zone. In the event that construction must occur within the drip zone, an arborist should be engaged to recommend methods for ensuring the trees' health.

3. Screening adjacent to railroad: Continuous security fencing and evergreen tree and shrub landscaping screening should be installed along the edge of the NJ Transit and CSX railroad rights-of-way in Oceanport, Eatontown, and Tinton Falls.

N.J. Admin. Code § 19:31C-3.16