Zoning and Development Analysis Report: 25 Cooke Avenue, Carteret, NJ 07008

1. Zoning Code Analysis

Zoning District: 25 Cooke Avenue is located within the Cooke Avenue Mixed-Use Redevelopment Area,
which functions as a zoning overlay district. This designation was adopted by the Borough of Carteret
through Ordinance #15-22 and updated via #19-22 and #19-23 to provide greater flexibility in land use
and bulk standards for targeted redevelopment. The redevelopment overlay supersedes the underlying
General Commercial (C) or Neighborhood Commercial zoning, allowing for a broader range of uses and
densities in line with Carteret’s vision for a vibrant downtown core.

Governing Ordinances: The site is regulated under the Cooke Avenue Redevelopment Plan, which
provides customized zoning and design criteria meant to encourage walkable, urban-scale, mixed-use
development. The Redevelopment Plan enables development that might not be permissible under the
standard zoning ordinance, provided the proposal aligns with Borough revitalization goals.

2. Permitted Uses

The zoning overlay permits a wide array of residential, commercial, and mixed-use developments.
Permitted as-of-right uses include multifamily housing (both market-rate and affordable units), retail
establishments such as pharmacies, clothing boutiques, and grocery stores, personal service businesses
like hair salons and laundromats, and professional or medical office uses. Restaurants and cafes are also
allowed, with an emphasis on indoor dining and pedestrian engagement; however, drive-through
facilities are discouraged and may require special review.

The Redevelopment Plan encourages vertical mixed-use developments—buildings with commercial or

community functions on the ground floor and residential apartments on the upper floors. This structure
is consistent with the Borough’s goal of fostering an active, pedestrian-friendly downtown. Community
facilities and cultural venues such as art galleries, performance spaces, and public service centers are
also encouraged to support the surrounding Arts District.

Prohibited uses include industrial or warehousing operations, auto-related businesses (e.g., repair
shops, dealerships), and adult-oriented establishments. These restrictions are designed to protect the
walkable character and residential quality of the area. Conditional uses may include bars or lounges, day
care centers, or educational facilities, all of which require site plan review and approval.

3. Density and Lot Coverage

The Redevelopment Plan does not impose a hard cap on dwelling unit density, allowing developers to
maximize the number of units subject to design and parking feasibility. In practice, this allows densities
in the range of 150–160 dwelling units per acre, especially for projects utilizing 5–6 stories with compact
units. The effective control on density is exercised through building height, required parking, and
maximum lot coverage.

Lot coverage standards are generous to support urban-scale construction. Building coverage may
approach or reach 100%, especially in sites with integrated structured or underground parking. There is
no specified maximum impervious coverage, though stormwater management measures in compliance
with NJDEP rules are required. This approach facilitates full utilization of small downtown parcels like 25
Cooke Avenue.

4. Building Height

The Redevelopment Plan permits buildings up to 5–6 stories or approximately 70–75 feet in height. This
height allowance reflects the Borough’s intention to encourage a traditional downtown streetwall that
defines and activates the public realm, while also supporting higher-density development necessary for
downtown revitalization. Height bonuses may be granted if developers include features such as
affordable housing, public plazas, or rooftop green spaces.

Architectural projections such as elevator towers, rooftop mechanical units, and amenity areas (e.g.,
lounges or rooftop restaurants) may exceed the base height limit by an additional 10–15 feet if properly
screened and approved. Recent Borough-approved projects, including Pershing Estates and the Botanic
Urban Lofts, have used this height range to deliver successful mid-rise, mixed-use developments.

5. Setback Requirements

Required Setbacks: In keeping with urban form-based principles, the Redevelopment Plan allows for
minimal or zero setbacks. The front yard setback is zero feet, meaning buildings are required to front
directly onto the sidewalk to create an active streetscape. This supports walkability and visual continuity
with adjacent buildings. Side yard setbacks are also minimal (0–5 feet), enabling developers to maximize
lot coverage and support row-style or party-wall construction. The rear yard setback typically ranges
from 10–15 feet, providing room for utility access, loading, or transition space to lower-scale residential
properties.

Additional Considerations: Setbacks may be increased slightly if a property abuts low-density residential
zones or if visibility triangles are needed for driveway access. Rear setbacks may also be widened to
provide sufficient room for landscaping, refuse handling, or stormwater controls, particularly when
subterranean parking is not used. Overall, the plan’s flexibility enables developers to tailor setbacks to
their programmatic needs while maintaining urban design principles.

6. Parking Requirements

Residential Parking Requirements: The Borough references NJ RSIS guidelines, though modified
standards apply in the redevelopment zone. For 1-bedroom apartments, the standard is typically 1.8
spaces per unit, and for 2-bedroom units, 2.0 spaces. However, in this walkable downtown area, the
Borough may approve reduced parking ratios (~1.0–1.2 spaces per unit) if justified by proximity to
transit, availability of on-street parking, and inclusion of shared-use strategies. Projects like Pershing
Estates demonstrate this approach in practice.
Commercial Parking Requirements: For retail or office uses, parking is generally required at a rate of 1
space per 200 to 300 square feet of gross floor area. Where physical constraints prevent full compliance,
developers may seek relief via shared parking agreements or by paying into a parking fund. The Borough
is supportive of context-sensitive strategies that support businesses without overwhelming the
pedestrian environment with surface lots.

Shared Parking Considerations: The plan encourages shared parking across uses with offset peak
demands. For example, office parking can be used by residents at night, while retail spaces serve
customers during the day. Developers may be required to submit a shared parking study to demonstrate
adequate capacity.

Subterranean Parking Considerations: Subterranean or semi-subterranean garages are allowed and

promoted, particularly for developments seeking to maximize building footprint above grade.
Developers must meet ADA and fire access codes, install proper lighting and ventilation systems, and
provide stormwater controls. Subterranean parking can improve site utilization and aesthetics by
eliminating surface lots.

7. Building Bulk Regulations

1. Maximum Building Height: 5–6 stories (~75 ft), with allowances for rooftop elements

2. Floor Area Ratio (FAR): Not explicitly capped; estimated range for compliance is 3.5 to 4.5 FAR
based on recent approvals

3. Building Coverage: Up to 100% of lot area, depending on programmatic and drainage

requirements

4. Setbacks: Front: 0 ft; Side: 0–5 ft; Rear: 10–15 ft

5. Lot Dimensions: Approx. 50 ft wide by 100 ft deep; lot size of 5,000 sq ft is pre-existing and
conforming

These bulk regulations enable dense, urban buildings that are compatible with the Borough’s downtown
character and adjacent developments.

8. Potential Variances

Although the Redevelopment Plan provides significant flexibility, some projects may still require minor
or major variances depending on site-specific constraints or design choices:

 Use Variance: Rarely needed within the redevelopment area if project is mixed-use

 Height Variance: Required if exceeding 6 stories (e.g., 7+ story tower)

 Setback Variance: Needed if reducing rear yard below 10 ft when adjacent to R-3A

 Parking Variance: For projects with below-minimum parking, must justify via shared parking,
walkability, or transit proximity

 Design Exceptions: May be sought for minor items like driveway width, landscape buffer
shortfalls, or sign design
Developers can mitigate variance needs by aligning closely with Redevelopment Plan parameters and
engaging with the Borough early in the design process.

9. Nearby Developments and Zoning Classifications

Recent Nearby Developments:

 Pershing Estates (237 Pershing Ave): 78 units + 1,600 sf commercial; 5 stories + rooftop
amenities

 Botanic Urban Lofts (Cooke & High): 240 units + first-floor retail; 6 stories with elevated rooftop
bar

 CPAC – Carteret Performing Arts Center: 1,250-seat venue anchoring downtown

These developments establish a precedent for height, unit count, and mixed-use configurations in the
immediate vicinity of 25 Cooke Ave.

Zoning Context:

 East of site: R-3A (Residential, 3-family)

 West and North: Cooke Redevelopment Overlay

 South: Borough civic buildings and street frontage

Zoning Comparison & Implications: 25 Cooke Ave lies in the densest and most flexible zoning
classification in the area. Its proximity to government buildings, arts venues, and existing mixed-use
development makes it ideal for similar redevelopment. Matching height and land use will ensure design
coherence and expedite approvals.

10. Environmental Considerations

 Flood Risk: Not in a FEMA-designated flood zone (Zone X); no flood elevation requirements

 Wetlands: No NJDEP freshwater or coastal wetlands within 300 ft

 Soil Contamination: Historic regional contamination from smelters; likely minor lead levels in
soil. Phase I ESA and soil sampling recommended prior to excavation. Soil can be capped or
removed as per NJDEP Residential Direct Contact standards.

 Stormwater: If disturbing >0.25 acres or creating >5,000 sf impervious area, NJDEP stormwater
BMPs required. Underground retention or green infrastructure options may be applicable.

Environmental risks are minimal and manageable. There are no regulatory constraints that prevent
redevelopment of the site.

11. Proximity to Historic Districts

25 Cooke Ave is not within or adjacent to any NJ or National Register historic district. There are no
designated landmarks on the parcel, and the Borough has previously allowed demolition of historic-era
structures nearby (e.g., Ritz Theater). No Certificate of Appropriateness, historic commission review, or
SHPO oversight is required. Developers are encouraged to include traditional façade elements such as
brick, masonry detailing, and storefront glazing in keeping with the downtown character, but these are
aesthetic guidelines—not binding legal restrictions.

Conclusion

25 Cooke Avenue represents a premier downtown redevelopment opportunity within Carteret’s

designated Cooke Avenue Mixed-Use Redevelopment Area. The zoning is exceptionally favorable,
enabling mid-rise mixed-use development without substantial variances. With precedent projects
already approved nearby and strong Borough support, this site can support 70–80 dwelling units above
retail or office, accompanied by rooftop amenities and structured parking. The lack of environmental or
historic constraints further enhances feasibility. Developers should proceed with detailed design
coordination to ensure compliance with the Redevelopment Plan and leverage Borough incentives such
as PILOT agreements and facade grants to maximize project value.