INTERPRETIVE STATEMENT ORDINANCE No. 2014-24 FROM TOWNSHIP ENGINEER TIM McGOUGH This is intended to provide additional information regarding Ordinance 2014-24 in advance of the Public Hearing scheduled for December 18, 2014 during which a full presentation will be made. The Ordinance Revisions essentially seek to allow the same permitted uses in TC-3 and TC-4 that are allowed in the TC-1 Zone with the exception of Narrow Lot Houses. I have attached a map showing the different Zone boundaries. TC-1 is the “original” Town Center, TC-3 is across Robbinsville-Edinburgh Road and is fully built. TC-4 is the area on Main Street between Route 33 and Route 130. Essentially there has been concern expressed by some residents that the Township is attempting to ADD dwelling units in the way of ADDING apartments. Let me assure you this is not the intent of this ordinance, nor does adoption of this ordinance in any way increase the prior approved allowable housing units in the zone. In fact the ordinance allows for apartments vs the current allowable single family homes. I realize our current Land Use Ordinance is not readily understandable, I often have trouble interpreting the intent of these ordinances and I do this for a living! These ordinances were written a long time ago, and as issues arise, we find that common sense changes are necessary. When we find these sections of the code we think should be changed, we go through a process established by law that requires us to introduce an ordinance and provide notice to the public, so we are able to get your input before any action is taken. Clearly the process is working, and I appreciate all of your comments. Let me provide some additional information: As you can see from the Map, TC-3 is fully built out with the only remaining building, a Rite Aid currently under construction. There can be no further residential construction in that Zone. TC-4 has in the existing ordinance (Chapter 142, Attachment 5-3.B.1. TC-4), a provision to ALLOW 10 NEW RESIDENTIAL UNITS. So right now, before any zone change would be approved, anyone can build 10 new houses in that Zone. Currently the permitted housing units in that zone are: 1. Village Houses, being single family detached dwellings 2. Duplex Buildings 3. Accessory Buildings 4. Townhouses I think you would agree that these types of housing units are more likely to add families than an apartment; whereas, apartments tend to attract empty nesters, younger couples, and single professionals. The Township has been working with several interested parties who wish to redevelop the property essentially between Ernie’s Tavern and Papa’s Pizza. Many have asked if they could get approval for a building that has commercial on the ground floor and apartments above. They have also asked if they could have various retail uses as well. The current Ordinance allows the following commercial uses only: 1. Offices 2. Retails establishments offering the retail sale of goods and services 3. Restaurants exclusive of drive through facilities. When you look at what is permitted in TC-1 for Commercial Uses, you just have to wonder what they were thinking when they wrote the TC3 & TC4 Ordinance regarding permitted uses. Doctor’s Offices, Business Offices, such as lawyers and accountants, beauty salons, and other professional service offices, are not permitted uses. So the purpose of Ordinance 2014-24 is primarily twofold: 1. Allow apartments in TC-4 so that a mixed use building with apartments on upper floors would be permitted TO THE EXISTING MAXIMUM OF TEN ADDITIONAL UNITS ALREADY PERMITTED AS SINGLE FAMILY HOME TYPE UNITS. If they built the apartments, then they would REPLACE the additional housing units currently allowed. 2. Allow a more diversified list of commercial Units permitted. I hope that this has provided a more complete understanding of the process and the impetus for the proposed revisions. If you have any questions or would like additional information, please don’t hesitate to call me at (609) 918-0000, ext 101. Robbinsville Township Planning/Zoning/Engineering Office, 1 Washington Blvd., Suite 14, Robbinsville, NJ 08691 (609) 918-0002; fax (609) 918-1553
Posted on: Mon, 08 Dec 2014 16:37:18 +0000
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