1st Reading - Jersey City

5. Deviation Requests..The Planning Board may grant deviations from the regulations contained within thisRedevelopment Plan, where, by reason of exceptional narrowness, shallowness orshape of a specific piece of property, or by reason of exceptional topographicconditions. Pre-existing structures or physical features uniquely affecting a specific. piece of propert, the strict application of any area, yard, bulk or design objective orregulation adopted pursuant to this Redevelopment Plan, would result in peculiarand exceptional practical diffculties to, or exceptional and undue hardship upon,'the developer of such propert. The Planning Board may also grant such relief inan application relating to a specific piece of propert where the purposes of thisRedevelopment Plan would be advanced by a deviation from the strict requirementsof this Plan and the benefits of the deviation would outweigh any detriments. Norelief may be granted under the terms of this section unless suchdeviation or reliefcan be granted without substantial detriment to the public good and wil notsubstantially impair the intent and purpose oftheRedevelopment Plan. Anapplication for a deviation from the requirements ofthis redevelopment plan shallprovide public notice of such application in accord with the requirements of publicnotice as set forth inNJSA 40:55D,.12.a& b.6. Specifc Requirementsa. Buildings streets capes and plazas shall be arranged so as to form acompact, continuous, and interesting composition with buildings ofvarious heights.b. All development shall complement the skyline and provide for thecontinuation of sight lines to the Jersey City / NY skyline and the Statueof Libert through this project plan area. The arrangement of the, buildings in the project årea shall be determined on this basis.c. Sight lines must be identified in a view corridor study and maintained.d. Consideration must also be given to the skyline that is being created aspart of this development.e. Map No. 10 Plaza Level View Sheds ilustrates the view sheds from theplaz of the Residential Mixed~Use District. Important Sight lines includevistas of the Statue of Libert, Verrazaro Bridge, Lower Manhattn, theNew York Bay, and Libert National Golf Course. Towers constructedon the roof top deck should be arranged to preserve these views from theplaza leveL. .7. Industrial District Parcelsa. Adequate buffering in the form of appropriate plants and earh sculptingshall be ~rovided along the shoteline in these areas where industrial reuseparcels are oppos'ïe the Statue ofLibert.b. Large parking areas should be subdivided by substantial landscape areasinto smaller units.c. The edges of all parking areas should be set aside for a substantiallandscaped area.13