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HOLMDEL TOWNSHIP M0 R R 0 W PL A N N I NG AS S 0 C I ATE S, C0 N S U L T AN TS MASTER PLAN
for Holmdel Township, New Jersey
Prepared for the Planning Board of Holmdel Township
Morrow Planning Associates, Consultants 31 East Ridgewood Avenue Ridgewood, New Jersey MORROW PLANNING ASSOCIATES
Mailing Address: 3 I East Ridgewood Ave., Ridgewood, New Jersey Gilbert 4-4450
C. Earl Morrow AlP FASLA Donald J. Irving AlP
December 1958
To the Officials and Citizens of Holmdel:
We are pleased to present the Master Plan for Holmdel. containing proposals for the future development of the Town ship and methods of effectuating these plans. An exceptional opportunity - and obligation - belongs to the residents of Holmdel. With approximately 80 per cent of the Township in open land, it is inevitable that new growth will occur in the coming years. Continuous effort must be exerted to direct this growth along lines that will conserve and improve upon existing values. The Master Plan is just the beginning of planning and should be considered only as a guide for future growth. The end product will be the living conditions that result as land ia developed.
Respectfully submitted,
C. Earl Morrow ACKNOWLEDGEMENT
The Planning Board
Mr. Bernard Goldsmith, Chairman Mr. William J. Duncan, Secretary Mr. William Barclay Harding, Chairman of Master Plan Committee Mr. James H. Ackerson, Mayor Mr. Ernest E. Peseux, Township Committee Mr. Daniel Ely, Township Clerk Mr. John D. Wilding, Board of Education Mr. Harold Cantrell Mr. Albert B. Flemmer Mrs. Malcolm Peseux, Clerk
Also Mr. Edwin Liebenow, Township Committee Mr. Frank Bunting Mr. Francis Stanhope Mr. J. Frank Weigand, Township Attorney Mr. Otis Seaman, Township Engineer Mr. Walter Smale, Building Inspector Mr. John Mount, Tax Assessor Mrs. Stanley Stillwell, Tax Collector Mr. Jerry Allocco, Highway Department Mrs. Helen Ackerson, Superintendent of Schools Mr. George Kinkade, Secretary of Board of Education Mr. Charles M. Pike, Monmouth County Planning Director
The preparation of this report was financed in part through an urban planning grant from the Housing and Home Finance Agency, under the provisions of Section 701 of the Housing Act of 1954, as amended. It was prepared under contract with the Department of Conservation and Economic Development of the State of New Jersey. TABLE OF CONTENTS
Page
I Summary of Existing Conditions 1
II Population Forecast 4
III Proposals 7
Future Land Use 8
Circulation 12
Public Facilities 19
IV Methods of Effectuation 28
ILL UST RAT IONS
Figure 1 General Reference Map
2 Population Forecast
3 Future Land Use Plan
4 Circulation and Public Facilities Plan 1
SECTION I
SUMMARY OF EXISTING CONDITIONS
During the past 18 months, two detailed reports on existing conditions in Holmdel have been presented to the Planning Board.
Highlights of the information contained in these progress reports follow.
PHYSICAL CONDITIONS
The natural character of the land and existing improvements upon it will affect the patterns of future growth. The General
Reference Map (Figure 1) shows land elevations at 20-foot contour intervals, streams and marshes. It also shows streets, rail lines, and buildings, classified according totype of use.
Steep slopes in much of the central portion of the Township will limit its use. Because of the expense of laying roads and utilities on the slopes, the most logical use of this area will be for scattered private residences on large plots.
Less conspicuous problems, which influence land use, are the soil conditions. In most of the low-lying areas of the Township, imperfect drainage characteristics and load-bearing conditions of the soil will necessitate public utilities (water supply, sewage treatment, and storm drain systems) before this land can be used intensively. Special considerations for laying roadbeds may also be needed. DI
GENERAL REFERENCE MAP
·--.---
SCALE IN FEET
' '-
LEGEND
• RESIDENCE A. BUSINESS • INDUSTRY ,,.o·o- s SCHOOL 0 r M MUNICIPAL BUILDING ('T'\ -4 0 REFUSE DISPOSAL 0 :E F FIREHOUSE ~~~~\~~~~~z E ELECTRICITY SUBSTATION G GAS SUBSTATION N NURSING HOME
H HEALTH SERVICE C CHURCH I I l CEMETERY
'\ l_h PROPERTY LINES I ' \ I I ~~::;7 SWAMP , / ~~ , ' -- I ~ GRAVEL PIT --~~ :E MARCH 1958 z (/)
CONTOUR INTERVAL• 20 FEET
SOURCE OF DATA= U.S. ARMY ENGINEERS MAPS, GARDEN STATE PARKWAY MAPS, SUBDIVISION RECORDS, FIELD INVESTIGATION THE PLANNING BOARD
TOWNSHIP OF HOLMDEL
Fl G U R E CONSULTANTS: MORROW PLANNING ASSOCIATES
-~~~------_.--~------2
EXISTING LAND USE
Table I below shows, in generalized form, the amount of land in each use at the present time. The General Reference Map will be helpful in locating these uses.
TABLE I Existing Land Uses
Acres % Residence 602 5.25
Business 43 .38
Industry 440 3.84
Railroad 23 .20
Public Streets 228 2.00
Public and Semipublic Properties 59 .51
Garden State Parkway 594 5.18
U. S. Government 143 1.25
Agriculture 6,163 53.80
Vacant 3,161 27.59
Total 11,456 acreslOO.OO%
FISCAL CONDITIONS
In the past five years, there has been a constantly growing need for additional tax dollars to balance increased costs for municipal, school, and county operations.
During the period from January 1954 to December 1958, the total tax levy {municipal, school, and county) increased by 148 per cent. Part of this increase is the result of providing additional 3
services demanded by a growing population - such as schools,
road improvements, recreation, etc. However, a large portion of the increase is simple due to inflation. The trend, unfortunately, indicates no reduction of costs in the foreseeable future. 4
SECTION II
POPULATION FORECAST
Population trends in the New Jersey - New York Metropolitan
Region indicate a movement of people from the central counties of the Region to outlying areas, such as Monmouth County. By 1975, the Monmouth County population is expected to increase from a present estimate of 326,730 to nearly 600,000 persons.
It is expected that this population pressure will be felt in
Holmdel - especially since there are many acres of open land suitable for residential use.
FORECASTING
Forecasts of the total Holmdel population to 1980 were made by several methods:
1 - relationship to forecasts for the county, state, and
nation;
2 - relationship to forecasts for the Metropolitan Region;
3 - consideration of migration and natural increase.
In making forecasts, it was assumed that current economic and sociological trends would continue. Any significant alteration in these trends would, of course, have a marked influence on any fore cast.
From the preliminary forecasts made by the methods listed above, a final composite forecast was derived. It was then compared with forecasts for Holmdel made by the County and by the Regional 5
Plan Association. It was also analyzed in relation to the proposed land use plan.
The forecast is shown (Figure 2) as a range - from a low, conservative figure of 12,000 to a high of 13,900 persons in 1980 - rather than as a specific population number.
SCHOOL-AGE FORECAST
In order to provide for the educational needs of the increasing number of children, it is necessary to estimate enrollments which can be expected in the future. It is possible to project school enrollments for a short term ahead with a fair degree of accuracy, since many of these children are already in the school system.
Long-term forecasts (shown on the Population Forecast) must be more general.
TABLE II School Enrollments
School Year Grades Beginning Sept. 1 - 8 9 - 12 1 - 12
1958 368 93 461
1959 509 95 604
1960 519 123 642
1961 602 144 746
1962 692 167 859
Here again, it must be noted that any significant changes, such as a major alteration in zoning policy or any new parochial or private schools enrolling a large number of Holmdel children, will affect these school enrollment forecasts. POPULATION FORECAST HOLMDEL TOWNSHIP, N.J.
20,000
18,000
16,000
14,000
12,000 z 0 1-
6,000
4,000
2,000 J ..... ,... TOTAL POPULATION V 0~~~ :;,.....,-~..--lllt----t---i ~--~----~~~~--1-----r ~~~~~~-
.___~~,~ 0 1900 1910 1920 1930 1940 19~ 1960 1970 1980 ·~ 2000 YEAR
NOVEMBER 1958 CONSULTANTS• MORROW PLANNING ASSOCIATES
FIGURE 2 6
In addition to the obvious need for classroom space to ac commodate these children, there will also be increased demands for playgrounds and other recreational facilities.
Annual projections of expected school enrollments, several years in advance, will enable prudent programming of school facilities for the years immediately ahead. It is important, also, to forecast for the long run, in order to anticipate heavy expendi tures for school purposes rather than to be surprised by them.
If present trends continue unabated, enrollments in grades 1 through
12 of 2,000 to 2,350 students mught be expected in 1980. 7
SECTION III
PROPOSALS
OBJECTIVES
• The Master Plan or Comprehensive Development Plan is a
composite of proposals for the future uses of land, for
future street patterns, and for future public facilities.
These proposals should be viewed as part of an integrated
plan and should be considered in terms of their cumulative
aims .
. The Master Plan is intended to serve as a guide for ap
proximately 25 years .
. The Master Plan should - as far as possible - anticipate
the community's needs and guide future growth in an
economical and efficient manner .
. The Master Plan is not a rigid set of specifications; it is a
statement of aims and policies. As such, the Master Plan
should be considered flexible enough to allow for unforeseen
changes that will occur .
. The Future Land Use Proposals in the Master Plan do not
necessarily recommend immediate changes to the zoning
ordinance. It should be clearly understood that the future
land use plan recommends general land use policy over a
period of approximately 25 years; whereas a zoning map in
dicates specific areas in which specific uses and intensity 8
of uses are permitted at the present time and for a short
period in the future. Zoning should be used as a tool to
guide development in accordance with the Master Plan.
FUTURE LAND USE
The Future Land Use Plan (Figure 3) indicates the general areas in which certain types of uses and intensity of uses are ap propriate now or could be encouraged in the future. Where uses are shown in the same location as they now exist, the plan recom mends continuance of these uses; where uses differ from present conditions, the plan indicates that at some time in the future it will be appropriate to allow the proposed uses.
Semipublic lands, including church properties, are not shown on the illustrations. This does not mean that existing semipublic facilities are not allowed. Plans for new semipublic facilities should be examined at the time they are proposed.
Residence
Basically, the proposed land-use plan allows for three resi dential neighborhoods: Holmdel Village, Hazlet, and Centerville.
Since a neighborhood means a concentration of persons eventually requiring schools, sewers, water, streets and other services, economy demands that the number of separate or isolated neighbor hoods be kept to a minimum. In the period covered by this Master
Plan, it does not appear that the Township can support any more than the three neighborhood developments mentioned above. FUTURE LAND USE PLAN
' ' \ ' \ \ \ \
·-- §-- ·--N SCALE IN FEET
LEGEND
~ RESIDENCE 2.0-2.9 FAMILIES/ACRE 1;:;:;:;:;:3 ; RESIDENCE L5·2.2 FAMILIES/ACRE [\,:· ..:=+.:] 0 RESIDENCE 1.0-2.0 FAMILIES/ACRE 0 r f::. ::/:l RURAL RESIDENCE 0.5-1.0 FAMILIES/ACRE rn ~. AGRICULTURE 0.5-1.0 FAMILIES/ACRE """'0 ~ liB NEIGHBORHOOD BUSINESS :z COMMUNITY SHOPPING CENTER - THOROUGHFARE BUSINESS -~ RESTRICTED RESEARCH LABORATORY AND OFFICE DISTRICT lBI ECONOMIC DEVELOPMENT DISTRICT THIS PLAN IS A GENERAL GUIDE FOR A PERIOD OF APPROXIMATELY ~ PUBLIC AND SEMIPUBLIC USE 25 YEARS AND INDICATES THE c CIVIC CENTER DIRECTIONS OF LAND USES AND l RECREATION AND PARKS INTENSITIES OF USES WHICH _d DRAINAGE RIGHT-OF-WAY MIGHT BE ATTAINED DURING Jl WATERSHED THIS PERIOD. .J. ELEMENTARY SCHOOL X CEMETERY
DECEMBER 1958 SOURCE OF DATA· U.S. ARMY ENGINEERS MAPS, GARDEN STATE PARKWAY MAPS, SUBDIVISION RECORDS, FIELD INVESTIGATION
NOTE:• PROPOSED PUBLIC FACILITIES INDICATED BY A CIRCLE ARE IN GENERAL LOCATIONS AND ARE NOT INTENDED TO THE PLANNING BOARD INDICATE SPECIFIC SITE OR BOUNDARIES. I TOWNSHIP OF HOLMDEL FIGURE 3 CONSULTANTS: MORROW PLANNING ASSOCIATES I 9
Proposed residential buffer areas surround the Hazlet and
Holmdel Village neighborhoods. These buffer areas are eventually
to serve as transitions between the neighborhoods and outlying
residential areas not immediately suitable for lot sizes smaller
than one acre.
Neighborhood Business
Neighborhood business use is proposed for Centerville. This
type of business is intended to serve only as a convenience for
nearby residents and should be limited to four to six stores. A
grocery or delicatessen, drug-confectionary-stationary store, dry
cleaning and laundry pick-up are the types recommended here.
In the Hazlet neighborhood, no business use is proposed since
stores across Bethany Road in Raritan Township can serve the
convenience needs of nearby Holmdel residents.
Community Business Center
The nucleus of what may become the main retail shopping cen
ter of Holmdel is proposed for the Holmdel Village neighborhood.
Initially, this community center will probably be little more than a
neighborhood shopping area; but as the market for retail goods and
services grows, the community business center can expand to the
west and north. It is important to note that this business district
should not be permitted to spread over both sides of Newman Springs
Road or the Holmdel-Keyport Turnpike. To permit such uncontrolled
growth of business would bring severe congestion on Route 520 - one
of the most important County arteries - and would encourage deprecia tion of existing residential buildings in the path of business growth. 10
Thoroughfare Business
Thoroughfare business usually selects a location on a major highway in order to attract transient trade as well as local custom ers. Proposals for thoroughfare business use are limited to prop erty on Route 35 between Palmer Avenue and Laurel Avenue for several reasons. To permit business uses to -string along all major highways makes it expensive to give services, utilities, and police protection to all establishments. In addition, traffic conges tion and accident hazards occurring at entrances and exits to stores makes it unwise to encourage such uses on high-speed arteries.
Restricted Research Laboratory and Office Use
Restricted laboratory and business office use is indicated only where it is already an existing use (properties owned by Bell
Telephone Laboratories, Inc.). However, this use could be extended to other areas of the Township if all requirements for compati bility with adjacent residential uses are met.
To meet the conditions for compatibility ~ith their neighb6rs, properties for restricted laboratory and oifice use should be large enough to permit attractive landscaping, large setbacks from property boundaries, and off-street parking for all employees. In addition, laboratory and office uses mu·st be free from heavy trucking traffic and from all objectionable conditions as noise, vibration, dust, smoke and odor. 11
Economic Development District
A special economic development district is proposed, extend ing from the north side of Route 35 to south of the New York and
Long Branch Railroad. This location was selected because of good highway access for trucking and employees and because railroad sidings can be constructed. It is also contiguous with an indus trial district proposed for Middletown Township.
Examples of uses which might be located in this district are light manufacturing establishments, wholesale business houses, supply depots, and service or repair centers. Research labora tories and business offices would also be permitted. Here again, any business or industry causing obnoxious conditions, such as noise, vibration, dust, s.moke, or odor, should be prohibited.
The concept of protecting residential uses by prohibiting industrial and business uses in residential zones has long been
considered standard planning practice. However, it is now being recognized that if business and industry are to develop in a pattern desirable to the community as a whole, they need protect ion from residential encroachment. If land valuable for industry and business is not reserved for them, the community may later find itself in the position of having no vacant land suitable for industrial and business use. 12
CIRCULATION PLAN
The basic street pattern of the Township was formed long be- fore the advent of motorized traffic. Continually increasing amounts
of traffic since then demand that some alterations and additions be made to the street system if satisfactory traffic movement is to be maintained.
A Circulation Plan, adopted as a part of the Master Plan, can contribute to the improvement of the street system in two ways:
1 - Where an existing street is shown in the Master Plan,
additional right-of-way width to meet the des ired stand-
ard can be obtained when abutting land is subdivided;
2 - Where a proposed street is indicated, the desired right-
of-way width and location can be required as a condition
of subdivision approval;
3 - Also, where a proposed street is shown on the Official
Map, no building permit shall be issued for any building
within the bed of such proposed street.
These means of enforcing conformance with necessary street standards are authorized by the Municipal Planning Act (1953),
Section 20:
" ... Where the Planning Board after hearinghas adopted portions of the master plan with proposals regarding the street system within the proposed subdivision, the board may require that the streets shown conform in design and in width to the proposals shown on the master plan. No street of a width great er then fifty feet within the right-of-way lines may be required unless said street already has been shown on such master plan at the greater width, or already has been shown in greater width on the Official Map." 13
Streets and highways in the Township can be classified by function into several types: major highway, primary street, major collector, collector, and local access street. The Circulation and
Public Facilities Plan (Figure 4) shows street classifications and proposals.
Major Highways
Major highways are generally of interregional importance and belong appropriately in the state or federal highway system. The minimum right-of-way width should be 120 feet, but in the case of limited access freeways and parkways this width should be at least
250 to 300 feet. Exits and entrances to major highways should be by controlled access (signal lights, special access lanes, ramps, etc.).
Major highways in Holmdel are:
1 - Garden State Parkway;
2 -N.J. Route 35;
3 - N. J. Route 34 (scheduled for widening on the State Highway Department's 15-year Master Plan).
Primary Streets
Primary streets are those routes of intermunicipal and inter- county importance. Depending upon the extent of the route and its traffic volume, such a route belongs in either the State or County system. The desirable right-of-way width for a primary street is 80 feet, but where the State or County decides on a narrower width, the right-of-way width suggested by the State or County should be accepted. CIRCULATION AND PUBLIC FACILITIES PLAN
......
~ 0 0 r fTJ ~ 0 :E z
~ ~ ~ 0 y ' :E a. \ z ~ CJ) . I \ "'0
~~~---- g 0 "' SCALE IN FEET
LEGEND
EXISTING PROPOSED
MAJOR HIGHWAY
~ PRIMARY STREET •• 0 MAJOR COLLECTOR •• 0 - r COLLECTOR STREET rn -- 0 ...-t LOCAL ACCESS STREET ----- a: 0 0 ~ 111111111111111 co z STREET TO BE VACATED .J 0::. r~e;j F<·····r·1'.. ¢:~)~:;;:: d. PUBLIC S SEMIPUBLIC USE ~ CIVIC CENTER c RECREATION a PARK r DRAINAGE RIGHT-OF-WAY d WATERSHED w ELEMENTARY SCHOOL s
DECEMBER 1958 SOURCE OF DATA· U.S. ARMY ENGINEERS MAPS, GARDEN STATE PARKWAY MAPS, SUBDIVISION RECORDS, FIELD INVESTIGATION
NOTE• PROPOSED PUBLIC FACILITIES INDICATED BY A @ ARE ~~ IN GENERAL LOCATIONS AND ARE NOT INTENDED TO INDICATE ' SPECIFIC SITES OR BOUNDARIES. THE PLANNING BOARD I NOTE• STREETS ARE SHOWN AT AN EXAGERATED SCALE AND ARE SHOWN IN GENERAL LOCATIONS, NOT SPECIFIC ALIGNMENTS. TOWNSHIP OF HOLMDEL I
FIGURE 4 CONSULTANTS: MORROW PLANNING ASSOCIATES 14
It is also desirable to keep primary streets free of the congestion caused by small lot development on the primary street.
The primary street system proposed for the Township is com- posed of the following streets:
1 - Newman Springs Road (County Route HSZO);
Z - Palmer Avenue;
3 - Holmdel-Keyport Turnpike, which should be improved, widened, and realigned in part, to meet the requirements of increasing traffic volumes. The exceptionally steep grade at Crawfords Hill should be cut to reduce accident hazard. A proposed realighment of the central portion of the Turnpike is intended to provide more direct connect- : ion to Route 34. This will relieve Holmdel Village of through traffic; will permit more direct access between Route 34 and the Garden State Parkway; and will permit safer intersection at Crawfords Corner. With proper construction, the road grade south from Crawfords Cor ner will be less steep than the existing route.
Major Collector Streets
Major 'Collector streets are intermunicipal and intramunicipal streets which are expected to carry heavy volumes of traffic in the future. For this reason, their design should be similar to primary streets. An 80-foot right-of-way width is recommended, but a 60- foot width mught be acceptable where no parking is allowed and where no small lots abut the right-of-way.
The following system of major collector streets is proposed for the Township:
1 - Middle Road, from Raritan Township boundary to Laurel Road, continuing south on Laurel Road to Red Hill Road. Middletown Township is proposing an extension of Laurel Road, parallel to the Parkway, to Nut Swamp Road.
Z -Southern extension of Palmer Avenue to meet Laurel Road just north of the railroad bridge. 15
3 - Proposed road 500 to 1,000 feet north of Route 35 and parallel to it. This road is to provide a safe east-west route for residents of Centerville, and access for the proposed eoonomic development district.
4 - Bethany Road, extending from Matawan Township west ward to Laurel Road. This is to permit safer travel bet ween Hazlet and Centerville, and will also serve the economic development district.
5 - Telegraph Hill Road improved between Bethany Road and Route 35. Note: If Raritan Township officials do not favor this route, an alternate route in Holmdel should be select ed and reserved from residential encroachment.
6 - Union Road improved between the proposed extension of Bethany Road and the proposed street north of Route 35. It is important to remove the jog in this road so that safer crossing of Route 35 may be made. Eventually, a traffic light or overpass will probably be needed here.
7 - Hille rest Road, extending northward from the Holmdel Keyport Turnpike parallel to the Parkway, thence turning parallel to the railroad tracks. This route is to provide more direct access to the Matawan railroad station and shopping district. It is expected that if rapid transit is extended into Monmouth County, its terminus would be in this vicinity. Here again, if officials of neighboring towns do not co-operate to reserve this route, an alternate route on Church Street and Atlantic Avenue in Matawan must be utilized.
8 -A proposed connection between Holmdel-Keyport Turnpike and Telegraph Hill Road. This road should be just south of the new elementary school site and the Old Manor resi dential development.
9 - Holland Road, extended from Middletown Township to New man Springs Road. Several sharp curves between Middle town and the Parkway should be straightened as much as possible; elimination of a jog at the crossing of Crawfords Corner Road will expedite traffic flow. The southern pro jection of this route is intended to serve several purposes: (a) more convenient travel between Newman Springs Road and the central portion of the Township; and (b) convenient access to the area which may be developed as a community recreation center and future secondary school site. 16
10 -Roberts Road extended along the southern portion of Long street Road and crossing Holmdel-Keyport Turnpike to meet Route 34. The main reason for this route will be to serve the restricted research laboratory district.
11 - Red Hill Road from Laurel Road, continuing south along Everett-Crawfords Corner Road to Newman Springs Road. From there it continues south over a proposed route con necting with Scobeyville Road at the southern boundary of the Township. This will provide a convenient north-south route between Holmdel and Middletown.
12 - Proposed route starting at the intersection of Stilwell Road and Holmdel-Middletown Road and extending south westerly to Holmdel Village.
13 - Holmdel-Keyport Turnpike from Route 34 in Atlantic Township north to its intersection with proposed road to Route 34.
Collector Streets
Collector streets are intramunicipal streets which function as carriers of purely local traffic to major collectors, primary arteries, or major highways. A minimum right-of-way width of 60 feet should be required for all new collector streets. On existing collector streets, if widening is impractical, traffic capacity may be increased by widening the pavement within the existing right-of- way or prohibiting on-street parking.
Additional collector routes, besides those shown, will probably be needed to serve residential neighborhoods. Desirable locations for these routes will depend largely on the type and extent of develop- ment that occurs. In most cases, new collector streets can be in- stalled at the time land is subdivided and developed.
New and revised collector routes proposed on the Circulation
Plan include: 17
1 - Telegraph Hill Road between Bethany Road and Holland Road. Sharp curves and steep slopes should be minimized wherever possible.
2 - Southern extension of Union Road to Holland Road. It is important to reserve the most advantageous route for this road at an early date, since much of the surrounding area is steep and wooded. However, there should be no need to construct the road in the near future.
3 - A series of collector streets is proposed surrounding the Holmdel Village area. One main purpose of these streets is to facilitate local traffic flow and to separate it from through traffic on Route 520. Collector streets parallel to Route 34 {on both east and west sides) should be en couraged in order to prevent future highway congestion and accident hazard.
Local Access Streets
Local access streets are those giving direct access to abutting property. In theirde.sign, they should discourage through traffic and excessive speeds. Where abutting land is in residential use, a
50-foot right-of-way width is adequate; however, where abutting land is used for industrial or business purposes, a 60-foot right-of- way should be required.
Since the locations of local access streets are usually laid out in the course of property development, no attempt has been made to locate future local access streets on the Circulation Plan.
Effects of Regional Highways
Construction of regional highways has been shown to have sig- nificant effects - both good and bad - on nearby municipalities.
The Garden State Parkway through Monmouth County has been completed for several years, so that its effects are now being noticed. 18
However, proposed construction of New Jersey Route 18 as an
expressway, slightly south of Holmdel, will also affect nearby
communities. This route will extend from Eatontown to Old
Bridge, New Brunswick, and the New Jersey Turnpike; it will carry
trucking as well as passenger traffic.
One of the first effects brought on by regional highways is a
general increase in property values. This is caused by greater
demand for residential properties (in the case of Monmouth County), which is due to greater accessibility to mass employment centers.
The demand for properties becomes greatest at access points to the regional highway and tapers off in the hinterlands. An example
of this has been noted by the Monmouth County Planning Board. In
plotting new residential subdivisions in the County, it was found that nearly all are within a three-mile radius of Garden State Park- way interchanges.
When increases in land values and new building activities occur too rapidly, fiscal hardship falls upon landowners, municipal gover- ments, and school systems. Increased demands for public services, ' schools, and utilities bring:.about inadequacy of existing facilities and :-'rising tax rates.
The Master Plan for Holmdel makes provisions for population growth {caused in part by regional highways) over a long-term
period. In short-term periods, zoning sh reasonable patterns. 19 PUBLIC F AGILITIES There are several major community facilities that should be considered as a part of the long-range planning program: Municipal building Library Police department Fire department Parks and recreation facilities Schools Sewage treatment Storm sewers Water supply Refuse disposal Maintenance yard Proposals for public facilities {with the exception of utilities) are shown on the Circulation and Public Facilities Plan. It is expected that the Holmdel Village neighborhood will be the slowest to grow, but that ultimately it will contain the largest center of population. For this reason, many of the public facilities are located in or near Holmdel Village, where they will be readily accessible to the greatest number of persons. Existing Facilities At the present time, the municipal building is located on Crawfords Corner-Everett Road next to the Parkway entrance. The building, which is more than 30 years old, contains two large rooms: one is used as a library, and the other serves for munici- pal and court use. Many of the municipal officials do their work in their homes. At some time in the future, larger quarters for the library will be required. A central location will be needed for municipal 20 records and for offices of municipal clerk, tax accessor, tax collector, and other municipal officials. It is desirable to have both the library and municipal building located near the greatest center of population and near the retail shopping center. The police department will also require offices, detention space, and garages for equipment. (A general standard for police protection is one full-time policeman per 1,000 population.) The Fire Insurance Rating Organization of New Jersey is a specialist in surveying the adequacy of fire protection. A survey by this organization, which might be advisable at some later date, will cover fire house locations, fire-fighting equipment, alarm system, hydrant locations, and water supply. The existing system of fire-.fighting is by neighborhood fire companies. One company, located in Raritan Township, serves the Centerville area; another, also in Raritan, serves Hazlet; the third serves the Holmdel Village area. All three companies co operate in fire fighting and emergencies. It appears that present locations of fire companies should be adequate to serve local resi dents. In selecting sites for any future fire houses, consideration must be given to ease of access for apparatus. New fire houses should not be located so as to create a hazard for children using nearby schools or parks, or where there is a concentration of pedestrian or vehicular traffic. 21 Civic Center At some time during the period covered by the Master Plan, a civic center project is recommended in the Holmdel Village area - and, preferably, slightly north of the business district. Included in this municipal center would be municipal offices and auditorium, library, police headquarters, local fire company and ample parking space. (As an interim measure, the police department might be located in the existing municipal building, which is more centrally located for the existing population.) Parks and Recreation Several types of parks and recreational facilities will be needed to serve the different age groups and different interests of Holmdel residents. Proposed sites for recreational facilities are shown on the Circulation and Public Facilities Plan and are described below. For economy, it is recommended that public recreational facilities be developed in conjunction with school sites or other public uses wherever possible. 1 - Community Park. A large site, encompassing from 40 to 100 acres should be reserved as the center for community activi ties. Such a site, developed over a period of years, might include provisions for local fairs, fireworks, outdoor concerts, baseball and football fields, model airplane flying, summer recreation pro grams, scouting activities, swimming, ice skating, tennis courts, etc. A portion of this side might be used for a high school or 22 junior high school at some later date. A site slightly north or east of Holmdel Village is recom mended for community recreation facilities. Its location should be as convenient as possible for Township residents. 2 - Playfields. Sites of not less than 10 to 15 acres are re quired to serve for field-type sports such as baseball, hockey, and soccer. A playfield at each elementary school site should fulfill the needs of the surrounding neighborhood in this respect. There will also be space on these sites for other recreational facilities and equipment to serve school children and adults. 3 - Playgrounds. Small sites of three to five acres will be adequate for recreation and park use for nearby residents. Sand lot baseball, touch football, swings, and other simple activities can take place at playgrounds. Playlots for very young children are not provided for in the Master Plan since most families will have adequate yards for playing. As a general standard, it is recommended that, in the more closely developed residential areas, children should walk no more than 1/4 to 1/2 mile to recreational facilities of some kind. Many acres of planned recreation are not necessary for the present population of Holmdel (about 2860 persons) and low density of land use. (A general standard for recreation facilities is one acre per 100 persons.) However, land for future recreat ional uses should be reserved now while land is still available. 23 In addition to planned recreational sites, enumerated above, drainage rights-of-way, watershed properties, and Garden State Parkway properties may be landscaped to provide attractive park areas. Schools Table III shows the conditions and capacities of existing school buildings. When this is compared to the school enrollment fore casts, an idea of future school needs can be formed. During the period of the Master Plan, it is estimated that three or four elementary schools will be needed for kindergarten through grade 8. This is equivalent to 55 to 70 classrooms. School loca tions are indicated on the Public Facilities Plan and are described below. 1 - Holmdel Township Elementary School. This school is cen trally located to serve the entire Hazlet neighborhood and may be expanded as necessary. 2 - Centerville School. A school in this neighborhood should be large enough to serve all children north of Route 35. Since the existing Centerville School and its site are quite small, it is re commended that future expansion be directed away from the pre sent Route 35 location. 3 - Holmdel Village School. The existing school in Holmdel Village is well located to serve its neighborhood and may be ex panded as necessary. Steps should be taken to acquire the necessary land for expansion before it is pre-empted by other uses. 24 4 - Location of a fourth school will depend on the need at the time of construction. A tentative site southeast of Holmdel Village is shown as one possible location. Provisions were not made for expanding the Hillcrest School. When the time comes that additional classrooms are needed to serve the northwest portion of the Township, a site that is more centrally located and further from the new Holmdel Township Ele- mentary School should be selected. In planning school facilities, consideration of several addit- ional factors can mean economy later on: (a) locating schools near centers of population reduces pupil transportation costs; (b) placing sidewalks on school routes permits more pupils to walk; (c) ;rn,axirncim desirable size for elementary schools is 600 pupils, or about 20 classrooms; (d) sites should be selected large enough for future expansion. Table III Existing School Facilities Working Capac- Building No. of Auxiliary ity at 30 Area of Age Rooms Facilities pupils/ room Site Holmdel Township all-purpose Elementary School new 12 room 360 10.7 acres Centerville School 20 yrs. 4 120 1.1 acres l Hillcrest School 37 yrs. 2 60 3.9 acres JHolmdel Village 43 yrs. 2 60 1.0 acre r" Total 20 600 25 Utilities At some later date, sewage treatment, storm drain, and water supply systems will be needed in the Township. By making prepara tions now for future utilities, many economies can be effected. Summarizing a more detailed report on utilities, which appear ed in Progress Report No. 1, the followi~ng facts stand out: 1 - Sewage Treatment. Package units for sewage treatment can provide a satisfactory interim solution'until a municipal treatment system is warranted. However, if individuals are permitted to in stall package units and sewer lines on a haphazard basis, expensive maintenance costs and excessive costs for transition to a public treatment system may result. A survey of the Township should be made as soon as possible by a qualified sanitary engineer. A schematic plan of flow direct ions for sewer lines, locations and sizes of trunk lines, and re commended sites for future municipal treatment plants would be a part of this survey. With this information, private treatment units could be required to conform with the proposed public system, and the transition from private to public systems could be effected with a minimum expense. Federal loan funds are available to meet the expense of the preliminary survey. 2 - Storm Sewers. A survey similar to that for sewage treat ment should be made at an early date by a professional engineer, so that private mains for disposing of excess storm water can be hooked up to a municipal system. 26 3 - Water Supply. The solution to the problem of a water supply system will depend largely on expansion plans of the two nearby water companies. Centralized water supply systems will be required for built-up areas, and provisions will have to be made for any needed storage tanks or other facilities. Refuse Disposal Another service which will be required with population growth is refuse disposal. At the present time, homeowners voluntarily arrange for refuse disposal services performed by several independ ent contractors. For larger population concentrations, a better price (with less trucking on local streets) may be obtained through a municipal contract with one or more independent contractors (select ed by competitive bidding) or by -municipal refuse collection. Since State legislation prohibits open dumping or burning of re fuse, waste materials must be dumped at a sanitary landfill project or incinerated. Several sanitary landfill projects are now being operated or planned in Monmouth County; arrangements might be made to dispose of waste materials at these sites. Maintenance Yard A yard and garages for storing municipal trucks, plows, equipment and materials is a necessary part of municipal operations. Selection of the site should be determined by: (a) accessibility to all parts of the Township; (b) keeping equipment near areas in which it is used most often; (c) locating yard outside heavily populated areas 27 where land is more valuable; (d) screening the site from adjacent residential areas by means of landscaping; (e) location where a railroad siding may be provided for bulk deliveries of materials or near a highway if materials are to be delivered by truck. Municipal trucks and equipment are now stored on the munici pal building site, which is centrally located and relatively isolated from residences. 28 SECTION IV METHODS OF EFFECTUATION One a tentative Master Plan is prepared, it is the responsi- bility of the citizens and officials of the Township to achieve the desired goals proposed by the Plan. The most effective means of realizing these goals are: 1 - formal adoption of the Master Plan; 2 - establishing a Capital Improvements Program; 3 - formal adoption of an Official Map; 4 - formal adoption of Zoning and Subdivision Ordinances designed to implement the Master Plan; 5- enactment of municipal ordinances covering housing con ditions and design standards, building regulations, health standards, fire prevention, etc. ADOPTION OF THE MASTER PLAN Whether or not the Master Plan becomes an effective guide for the future growth of Holmdel depends upon the action taken by its citizens. The Master Plan is officially adopted by the Planning Board. The governing body, school board, and other agencies may adopt the plan by resolution as a general statement of policy. The pro- cedure in adopting a Master Plan is: 1 - Publication of proposed plan. 2 - After allowing a reasonable time for study of the pro posed plan by the community, the Planning Board schedules public hearings. 29 3 -At least 10 days before public hearings, notice should be published in the newspaper of general circulation. 4 - Public hearing. 5 - After considering comments addressed to the Board, the Planning Board may adopt the proposed Master Plan (in whole or in part), making it the official Master Plan. 6 - Copies of the plan as adopted should be sent to the govern ing body, school board, and county planning board. 7 - After the Master Plan has been adopted by the Planning Board, " ... the governing body or other public agency having jurisdiction over the subject matter, before taking action necessitating the expenditure of any public funds, incidental to the location, character or extent of one or more projects thereof, shall refer action involving such specific project or projects to the planning board for re view and recommendation, and shall not act thereon with out such recommendation or until forty-five days after such reference have elapsed without such recommendation. This requirement shall apply to action by a housing, park ing, highway or other authority, redevelopment agency, school board, or other similar public agency, federal, state, county or municipal." (RS 40:55-1.13) "Where the planning board .•. has adopted portions of the master plan with proposals regarding the street system within the proposed subdivision, the board may re quire that the streets shown conform in design and in width to the proposals shown on the master plan •.. "If portions of the master plan contain proposals for drainage rights -of-way; schools, parks, or playgrounds within the proposed subdivision or in its vicinity •.. be fore approving subdivisions the planning board may further require that such drainage rights -of-way, school sites, parks or playgrounds be shown in locations and sizes suit able to their intended uses. The governing body or the planning board shall be permitted to reserve the location and extent of school sites, public parks and playgrounds shown on the master plan or any part thereof for a period of one year after the approval of the final plot or within such further time as agreed to by the applying party. Un less during such one-year period or extension thereof the municipality shall have entered into a contract to purchase or instituted condemnation proceedings according to law, for said school site, park or playground, the subdivider shall not be bound by the proposals for such areas shown on the master plan ..." (RS 40:55..:.r.zp) 30 CAPITAL IMPROVEMENTS PROGRAM Planning for capital expenditures represents sound fiscal pol- icy aside from its value in effectuating the Master Plan. Preparing in advance for capital improvements is a practical means of assur- ing that municipal serviCes and capital projects will all be provided on the basis of priority of need and the community's ability to pay. It supplements established procedures for preparing the budget, but need not detract from the ultimate authority and responsibility of the governing body to make final decisions on capital spending. A more detailed explanation of Capital Improvements Programm- ing appeared in Progress Report No. 2. ADOPTION OF AN OFFICIAL MAP An additional means by which the municipality can reserve sites for future public use is the Official Map. The governing body adopts the Official Map by ordinance, after submission to the Planning Board for recommendations. According to the Official Map and Building Permit Act ( 1953), "The governing body may, by ordinance after public hearing, es tablish an official map of the municipality or any part or parts thereof. The official map shall be deemed conclusive with respect to the location and width of streets and drainage rights of way, and the location and extent of public parks and playgrounds shown thereon, whether such streets, drainage rights of way, parks or playgrounds are improved or unimproved. Upon the application for approval of a plot, the municipality may reserve for future public use the location and extent of public parks and playgounds shown on the official map, or any part thereof and within the area of said plot for a period of one year after the approval of the final plot or within such further time as agreed to by the applying party. Un less within such one year period or extension thereof the munici pality shall have entered into a contract to purchase, or instituted condemnation proceedings, for said park or playground according 31 to law, such applying party shall not be bound to observe the re servation of such public parks or playgrounds. During such period of one year or any extension thereof the applicant for the plot approval, and his assigns and successors in interest, may use the area so reserved for any purpose other than the location of build ings or improvements thereon, except as provided in section nine of this act. The basis for an Official Map should be a copy of the Township tax map. On the Official Map the following public properties should be reserved: 1 - a minimum right-of-way of 50 feet for all existing streets and wider rights-of-way where indicated on the Circulation Plan; 2 - specific locations and rights-of-way for proposed streets; 3 - drainage rights-of-way; 4 - proposed sites for recreational purposes. ZONING ORDINANCE Recommendations for a Zoning Ordinance, designed to imple- ment the Master Plan, are being prepared by the consultant. Zon- ing recommendations will not coincide exactly with the Master Plan, since zoning is a short-term step toward achieving the goals proposed by the Master Plan for a 25-year period. The recom- mendations for zoning districts and uses are to serve for a three to five year interval; at the end of this time, the zoning ordinance should be restudied to provide for changing conditions. SUBDIVISION ORDINANCE Recommendations for a Subdivision Ordinance to encourage better design and construction of subdivisions have been presented 32 to the Planning Board. These recommendations were incorporated in a revised Subdivision Ordinance for Holmdel Township passed in August 1958. OTHER MUNICIPAL REGULATIONS AND CONTROLS Several additional municipal ordinances and regulations can be enacted to encourage safer and mare pleasant living conditions in the community: 1 - No-Look-Alike Ordinance, which prohibits monotonous uniformity of housing design. 2 - Housing Code to set minimum conditions required for safe and healthful living accommodations. 3 - Health Code prohibits unsanitary and hazardous conditions in the Township. 4 - Building Code, Plumbing Code, and Heating Code all set minimum requirements for safe construction. 5 - Fire Prevention Code prohibits potential fire hazards. 6 - Regulations prohibiting undesirable, unsanitary or hazardous conditions at particular uses, .s.uch as swimm ing pools, gravel pits, etc. RUTGERS UNIVERSITY GOVERNMENT DOCUMENTS DEPARTMENT