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Netcong Station Area Redevelopment Plan

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Netcong Station Area Redevelopment Plan B o r o u g h o f N e t c o n g S t a t i o n A r e a R e d e v e l o p m e n t P l a n Prepared for the Borough of Netcong Phillips Preiss Shapiro Associates, Inc. Planning & Real Estate Consultants February 2005 TABLE OF CONTENTS 1 Introduction.........................................................................................................................1 Purpose ...................................................................................................................................1 Description of the Redevelopment and Project Area Boundaries ..............................................3 2 Relationship to Local Objectives .........................................................................................5 Relationship to Intent and Purpose of the Master Plan..............................................................5 Relationship to Intent and Purpose of the Zoning Ordinance....................................................5 Redevelopment Plan Goals and Objectives ..............................................................................6 3 Strategic Plan ......................................................................................................................8 Existing Conditions in the Project Area ...................................................................................8 Summary of Plan Objectives .................................................................................................10 The Public Realm: Streets, Circulation, & Open Space..........................................................13 Bank Street........................................................................................................................13 New Primary Streets with Required Alignments ................................................................13 New Secondary Streets with Unspecified Alignments ........................................................14 Criteria for All Streets in the Project Area..........................................................................14 NJ Transit Station..............................................................................................................15 Greenway..........................................................................................................................15 Land Uses .............................................................................................................................16 Residential ........................................................................................................................16 Retail Development...........................................................................................................18 Upper-Story Office Commercial........................................................................................18 Community Facility...........................................................................................................19 Design Guidelines .................................................................................................................19 Build-to Lines: Building Placement and Entries.................................................................19 Massing: Building Height, Windows, & Corner Elements..................................................22 Building Material and Form...............................................................................................22 Special Focus Areas ..........................................................................................................23 Parking Solutions for New Development ...........................................................................23 Provision of Improvements....................................................................................................25 Development Standards Outside the Project Area ..................................................................26 4 Redevelopment Actions.....................................................................................................27 Properties to be Acquired ......................................................................................................27 Other Actions........................................................................................................................27 Relocation.............................................................................................................................27 Linkages ...............................................................................................................................27 5 Plan Consistency Review...................................................................................................28 Relationship to Plans of Adjacent Municipalities ...................................................................28 Relationship to the Morris County Plan .................................................................................28 Future Land Use Element ..................................................................................................28 Transportation Element .....................................................................................................29 Open Space Element..........................................................................................................29 Relationship to State Development and Redevelopment Plan.................................................29 State Plan Policies for Suburban Planning Areas....................................................................30 6 General Provisions ............................................................................................................31 7 Affordable Housing ...........................................................................................................33 8 Other Provisions................................................................................................................34 9 Procedure for Amending the Approved Plan......................................................................35 10 References....................................................................................................................36 TABLE OF FIGURES Figure 1: Project Location ...........................................................................................................2 Figure 2: Redevelopment Plan Area Boundary ............................................................................4 Figure 3: Existing zoning ............................................................................................................7 Figure 4: Existing Conditions......................................................................................................9 Figure 5: Conceptual Development Plan..................................................................................11 Figure 6: Public Realm..............................................................................................................12 Figure 7: Land Use Plan............................................................................................................17 Figure 8: Urban Design .............................................................................................................20 Netcong Station Area Redevelopment Plan 1 Introduction PURPOSE This Redevelopment Area Plan describes the vision and sets standards for the redevelopment of an area around the Netcong rail station in the Borough of Netcong, New Jersey. The Plan de- scribes existing conditions; proposed new streets, parks, and other public spaces; and guidelines for high-quality development that will complement the existing train station. Figure 1, Project Location, shows the general location of the project within the greater context of the Borough and surrounding communities. The Redevelopment Area Plan sets forth standards and guidelines for land use, circulation, open space, parking, and urban design. Some plan elements are fixed, such as the location of certain new roads and the requirement to provide one-for-one replacement of New Jersey Transit park- ing; while other standards are flexible, and are to be used as guides for creating development pro- posals which meet the plan’s goals and objectives. The design and land use concepts of this Redevelopment Plan have their basis in a series of pub- lic workshops that began in June of 2003, under the auspices of New Jersey Transit’s Transit- Friendly Planning Assistance Program. The Program offers planning and design assistance to communities with underutilized or vacant land near transit facilities that could be transformed by new, mixed-use development. With urban design and planning assistance from the Regional Plan Association, the Borough hosted several community design workshops with local stakeholders. The results of the workshops were distilled into a report, “Netcong Station Area Transit-Friendly Design Study,” which is incorporated into this Plan by reference. The Redevelopment Plan will provide for a compact new neighborhood extending the walkable development pattern found in downtown Netcong. The Plan will result in improvements to the Borough’s public spaces, open spaces and recreational amenities. It will also improve the area around the train station by creating more attractive and convenient station-oriented retail and pro- viding a new base of residents to enliven the area. Finally, in all likelihood, these improvements will lead to a boost in ridership at the station. While the New Jersey Transit/RPA plan
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