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.
Among the goals
are:
Promote a desirable visual environment.
Provide adequate light, air and open space.
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).
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.
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.
