N.J. Admin. Code § 19:31C-3.17

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

Section 19:31C-3.17 - Building placement

(a) The following concern build-to lines:

1. Build-to lines should be interpreted to proactively site buildings to frame important streets or open spaces and should create a comfortable sense of enclosure like that of an "outdoor room." Thus, a critical mass of building frontage should be channeled to designated street frontages in order to frame the street (and adjacent open space, in many locations). The locations where build-to lines are recommended are shown in Figures 9a and 9b, Build-To Lines, below. Build-to lines are defined in all development districts except Eatontown's Golf/Conference Campus district. Where a recommended build-to line is shown:

i. A certain percentage of the street frontage should be framed by buildings whose front facade is located within the recommended minimum and maximum street-facing setback area as specified in N.J.A.C. 19:31C-3.1 4(d) for each type of street.

ii. All ground floor uses within the contributing portion of building mass should be principal permitted uses, with the exception of open space.

iii. Off-street parking areas should not adjoin the street along recommended build-to lines.

iv. In certain areas, a minimum amount of ground floor retail use along the recommended build-to line should be considered.

2. For example, Figure 9a shows 50 percent recommended build-to lines along portions of both sides of Oceanport Avenue. This means that at least 50 percent of the block frontage indicated should include buildings containing principal permitted uses (but not open space) in their ground floors, and that are located within the recommended minimum and maximum setbacks for the type of street, as specified in N.J.A.C. 19:31C-3.1 4(d), assigned to Oceanport Avenue. If Oceanport Avenue is considered a Main Street, then the setbacks should be zero to 10 feet. At least 50 percent of the block face should include building facades located within these setbacks distances; the remainder of the block face frontage would be open space, parking lots, storage areas, or other types of accessory uses.

3. Entries along recommended build-to lines: On all frontages with build-to lines, the primary pedestrian entrance for buildings should face the street having the build-to line, rather than any other adjacent street. If a building fronts more than one build-to line, the pedestrian entries may face either or both build-to lines.

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4. The following concern build-to lines by location:

i. Oceanport:

(1) Horseneck Center:

(A) Along Oceanport Avenue:

I. Along the east side of Oceanport Avenue, at least 66 percent of the frontage between Hazel Avenue and Riverside Avenue should include buildings with their primary entries facing Oceanport Avenue.

II. Along the west side of Oceanport Avenue, at least 50 percent of the frontage between Hazel Avenue and Riverside Avenue should include buildings with their primary entries facing Oceanport Avenue.

III. In addition, at least 75 percent of the frontage of such buildings contributing to the Build-to Line on both sides of Oceanport Avenue should be mixed-use, multi-story structures with ground-floor retail use.

(B) Formal park: Linear greenway - Along the recommended linear greenway specified in N.J.A.C. 19:31C-3.1 6(b) east of Oceanport Avenue, at least 50 percent of the frontage along each bounding street should include buildings with their primary entries facing the greenway.

(C) Loop streets facing Parker's and Oceanport Creeks; Along Hazen and Riverside Avenues, at least 33 percent of the frontage along each street facing either Parker's or Oceanport Creeks should include buildings with their primary entries facing Parker's and Oceanport Creeks.

(2) Education/Mixed Use Neighborhood:

(A) Formal park: Linear green space - At least 50 percent of the street frontages on both sides of the recommended linear green space along Stephenson Avenue should be flanked by buildings with their primary entries facing the green space.

(B) Along Main Street: At least 33 percent of the street frontage on the north side of Main Street should include buildings with their primary pedestrian entries (not necessarily their vehicular entries, which may be provided from a rear alley) facing Main Street.

ii. Eatontown:

(1) Route 35 Lifestyle/Tech Center:

(A) Formal park: Town green - Around the recommended town green specified in N.J.A.C. 19:31C-3.1 6(b), at least 50 percent of each street frontage should include buildings with their primary entrance facing the green. In order to create daytime and evening activity, at least 50 percent of the length of building facades that contribute to this build-to line percentage should constitute mixed-use build-ings with ground-floor retail use; the remainder may be medium-density residential development, in accordance with N.J.A.C. 19:31C-3.4.

(2) Golf/Conference Campus: No build-to line is recommended in this district.

(3) Pinebrook Neighborhood:

(A) Active recreation: Pinebrook Road ballfields - As specified in N.J.A.C. 19:31C-3.1 6(b), one or more active recreation areas is recommended along Pinebrook Road in Eatontown, with streets bordering all sides of each area. At least 33 percent of each street's frontage around each active recreation area should be comprised of buildings with their primary entrances facing the recreation area.

iii. Tinton Falls:

(1) Town Center:

(A) Formal park: Civic green - At least 66 percent of each of the frontages on the north, south, and east sides of the recommended civic green (that is, excluding the Municipal Drive frontage), should include buildings with their primary entrances facing the green. In addition, at least 50 percent of the buildings contributing to the recommended build-to line around the civic green should constitute mixed-use buildings with ground-floor retail use; the remainder may be medium-density residential development, in accordance with N.J.A.C. 19:31C-3.4.

(2) Tech/Office/R&D Campus:

(A) Formal park: Campus green - Around the recommended campus green, as specified in N.J.A.C. 19:31C-3.1 6(b), at the southeast corner of Corregidor Road and Laboratory Road, buildings should occupy at least 50 percent of the frontage along each of these streets.

(3) Hemphill Neighborhood:

(A) Formal parks: Pocket parks - For the two or three recommended pocket parks specified in N.J.A.C. 19:31C-3.1 6(b), residential buildings should occupy at least 33 percent of the frontage along all sides of each park.

(b) The following concern transitions between different uses:

1. Development of larger scale uses (that is, offices, hospitality, institutional, and stand-alone retail) should be buffered from smaller-scale development (namely residential low-density and residential medium-density) by one or more of the following techniques:

i. Being located across a street or open space;

ii. Being located back-to-back or side-to-back across an alley or parking area;

iii. Having mixed-use development as a transitional use between the two areas; and

iv. Having a minimum 20-foot landscaped buffer where back-to-back, side-to-back or side-by-side development occurs.

2. In addition, non-residential uses located on the same block as residential uses should be located on higher-traffic streets and at the periphery or end of each block.

3. Mixed-use development is considered an appropriate transitional land use to all other permitted land use types without the need for buffering.

(c) Transitions to surrounding neighborhoods: The following buffers are recommended where no intervening street, open space, or water body may otherwise provide adequate separation and/or screening.

1. Oceanport:

i. Horseneck Center: Development should be setback at least 200 feet from the railroad right-of-way, with landscaping as specified in N.J.A.C. 19:31C-3.1 6(d)3 along the railroad right-of-way. All provisions of the Coastal Area Facility Review Act (CAFRA) apply for development along Parker's and Oceanport Creeks.

ii. Education/Mixed-Use Neighborhood: Buildings fronting onto Main Street in this district should be set back at least 20 feet from the public right-of-way in order to echo the prevailing setbacks along Main Street. The setback area should be landscaped with grass and low plantings, and optionally with trees. Buildings may have driveways onto Main Street in this area, or onto a rear alley.

iii. Green Tech Campus: New development in this area should be setback from Parker's Creek or its tributaries by at least 100 feet.

2. Eatontown:

i. Route 35 Lifestyle/Tech Center:

(1) In the area south of the Avenue of Memories and north of Academy Avenue on the southwestern edge of this development district, buildings should front onto new internal streets and only side or back onto the Fort Monmouth Project Area boundary. No new streets should be created between new development and existing adjoining development in these areas. Buildings should provide a minimum 25-foot setback along the Fort Monmouth Project Area perimeter in this area, and such setback should be generously planted with trees and other vegetation.

(2) In the area south of Academy Avenue, new development should provide a minimum 25-foot setback along the Fort Monmouth Project Area perimeter, and such setback should be generously planted with trees and other vegetation. Buildings may either front onto Park Avenue, or onto a new street within the district.

(3) Where buildings adjoin Route 35 and development to the north of the zone, a planted buffer of 25 feet should be provided.

ii. Pinebrook Neighborhood:

(1) Where buildings adjoin Pinebrook Road, a minimum 30-foot street-facing setback should be provided along Pinebrook Road. The setback area should be landscaped with grass and low plantings, and optionally with trees.

(2) Along this development district's borders with the existing residential neighborhood to the south and the institutional uses to the east, new buildings should only side or back onto the Fort Monmouth Project Area boundary. No new streets should be created between new development and existing adjoining development in these areas. Buildings should provide a minimum 15-foot setback along the Fort Monmouth Project Area perimeter in this area, and such setback should be generously planted with trees and other vegetation. Landscaping should be provided as specified in N.J.A.C. 19:31C-3.1 6(d)3 along the railroad right-of-way.

(3) Golf/Conference Campus: Existing landscaped buffers along the perimeter, other than where it is bordered by the railroad at the southern edge, should be maintained. Landscaping should be provided as specified in N.J.A.C. 19:31C-3.1 6(d)3 along the railroad right-of-way.

3. Tinton Falls:

i. Town Center:

(1) A strong connection is recommended from the Town Center to the existing Tinton Falls Municipal Complex to the west across Municipal Drive. In accordance with build-to line recommendations in (a)3 above, buildings should face the required civic green that aligns with the Municipal Complex. A 25-foot buffer should be provided adjoining Pearl Harbor Avenue.

(2) Where buildings adjoin Tinton Avenue, a minimum 50-foot planted buffer should be provided. This buffer may either be a series of easements on individual lots, with a permanent restriction against development or clearing of trees; or a separate, common area maintained by the property owner or property association. The buffer should be generously planted with trees and other vegetation.

ii. Hemphill Neighborhood: In order to avoid multiple driveways having direct access onto Tinton Avenue, any new low-density residential development within 200 feet of Tinton Avenue should be oriented to have vehicular and pedestrian access from a new internal street rather than from Tinton Avenue. A buffer of minimum 50 feet depth should be provided between development adjoining Tinton Avenue and the Tinton Avenue right-of-way. This buffer may either be a series of easements on individual lots, with a permanent restriction against development or clearing of trees; or a separate, common area maintained by the property owner or association. The buffer should be generously planted with trees and other vegetation.

iii. Tech/Office/R&D Campus: Transition buffers of at least 50 feet should be provided from the Tech/Office/R&D Campus to adjacent development areas. The only location where new development within the development district may adjoin existing development is along Pearl Harbor Road at the western boundary. A 25-foot planted buffer should be provided between new development and Pearl Harbor Road. New development may either face Pearl Harbor Road or a new internal street. Landscaping should be provided as specified in N.J.A.C. 19:31C-3.1 6(d)3 along the railroad right-of-way.

N.J. Admin. Code § 19:31C-3.17