Summary of
Avalon's
Recent Zoning Changes
On January 8, 2002 at the behest of the Avalon planning board, Michelle M. Taylor of the Taylor Design Group presented "specific recommendations for changes to the boroughs zoning site plan and subdivision ordinance".
Taylor cited the state mandated master plan updates, which require Municipalities to submit a re-examination report every six years, and indicated, "the focus of this discussion is to expand upon the recommendations of the 2000 re-examination report".
The Planning Board has identified thirteen (13) goals and objectives for the study.
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Among the goals are: |
Promote a desirable visual environment.Provide adequate light, air and open space.
Promote appropriate population densities.Preserve the environment and conserve natural resources.
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A few objectives are: |
Control density, set backs, and mass and scale to encourage light, air and open space.
Prepare impervious coverage guidelines to control storm water runoff.
Prepare minimum green space and landscape guidelines.
Reduce traffic congestion and on street parking demand by improving off street parking and driveway requirements.
Create a formalized bulkhead line and consistent bay lot setbacks from the waterline. (This could adversely effect many bayfront property owners in terms of view potential and buildable area).
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Taylor's specific recommendations included the following: |
Third Story: A total area of the third floor limited to 50% of the second floor to reduce mass.
Building Coverage: A provision to reduce lot coverage from 30% to 27% for habitable building area and accessory building area. An additional 3% coverage would be permitted for architectural details such as roofed open porches, stairs, chimneys and 2 story decks. Swimming pools would not be considered as lot coverage under this proposal.
Floor Area Ratio: A reduction in the maximum permitted floor area of all new construction. This proposal is aimed at minimizing density.
Height Exceptions: A provision for a maximum 3 foot height exemption for uninhabitable building elements such as cupolas, falsework and weather vanes. This proposal is aimed at encouraging architectural creativity and more imaginative home design.
Decks: As a remedy to "mass and scale problems" roof top decks would no longer be permissible.
Yard Setbacks: A proposal for greater side yard setbacks on oversized lots which mandates a ratio for determining minimum requirements. Side yard setbacks would have to increase proportionately with increased frontage. The owner of a 75' x 110' lot would be required to observe new setbacks totaling 30 feet rather than the current 20 feet resulting in a significantly smaller home.
Bulkhead/Mean Highwater Line: A provision to establish rear property lines on certain bayfront lots by measuring back from the front property line rather than forward from the mean high water line. This has especially significant impact on lots that are not bulkheaded.
Parking Study: The encouragement of parking in the side yards of residential building. A provision regulating required off street parking spaces for all residential properties in accordance with certain state guidelines. A five bedroom home would be required to provide a minimum of three off-street parking spaces. The planning board also seeks a complete parking study in a future summer session.
Green Space: Requirement that all lots subject to development have a minimum of 15% of the lot area reserved for green space and plantings.
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In closing Taylor stated that "the Planning Board has sought to articulate and define the changes required of the zoning and site plan and subdivision ordinances that have been discussed since the 1990's. A full master plan re-examination report and build out analysis is being prepared and will be completed by the end of February".
These are far reaching recommendations and while many seem reasonable and would even enhance our already wonderful community, others appear to limit the ability of property owners to maximize their investment and personal enjoyment while rendering a large percentage of existing buildings non-conforming. As such, a variance to rebuild would be required in the event of a fire or storm damage.
I will continue to monitor developments and keep you informed and as always, please contact me for assistance on the dates of upcoming borough meetings on this issue.
Note: Once the Planning Board agrees on recommended changes they would submit these to the Borough Council for public hearings. Ultimately, a vote by Council will determine passage.
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