BOROUGH OF CAPE MAY POINT Cape May County, New Jersey Planning Board
Master Plan March 2007
PLANNING BOARD – BOROUGH OF CAPE MAY POINT
With Revisions Adopted August 2008
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Created with Print2PDF. To remove this line, buy a license at: http://www.software602.com/ ii PLANNING BOARD – BOROUGH OF CAPE MAY POINT
MEMBERS OF THE 2007 PLANNING BOARD
Which was
Responsible for drafting the Master Plan
Ann Brecker, Chairman TBA, Vice-Chairperson, Environmental Commission Liaison Tom Larkin, Mayor’s Designee Anita vanHeeswyk, Borough Commissioner John McGraw, Borough Construction Official Kathy Hogarty John Henderson Joe Wescott Joan Brown (Alternate I) Charles Blackinton (Alternate II)
Board Solicitor: Stewart Kay, Esquire Board Secretary: Jean Davis
Special Thanks for the invaluable assistance in the preparation of the plan to the following Cape May Point Citizens:
Paul Kelso Wes Schroeder Bill Schuhl Anita vanHeeswyk Joe Jordan
Sally Birdsall consultant
Edited by Megane Smith
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Table of Contents...... 3 Introduction...... 7 Location...... 7 Structures ...... 7 Street System ...... 8 Pedestrian Experience...... 8 Architectural Character...... 9 Chapter 1 Land Use Element...... 1—1 Introduction And Background...... 1—1 Goal...... 1—3 Existing Conditions ...... 1—3 Residential...... 1—3 Public Open Space - Preserved...... 1—3 Institutional...... 1—4 Commercial ...... 1—4 Borough Facilities...... 1—4 Vacant Land ...... 1—4 Quantification and Analysis of Land Use Distribution...... 1—5 Preparation of Goals and Objectives ...... 1—5 Goals And Objectives...... 1—6 Policy...... 1—7 Policy Guidelines/Recommendations ...... 1—7 Recommendation:...... 1—9 Chapter 2 Housing Element...... 2—1 Background...... 2—2 Housing, Population And Economic Characteristics...... 2—2 Inventory of Municipal Housing Stock...... 2—2 Number of Deficient Units By Housing Quality Surrogate...... 2—6 Future Construction Of Housing ...... 2—8 Mortgage Status...... 2—8 Selected Housing Characteristics, 1990...... 2—9 Housing Cost Burden ...... 2—9 Population, Households And Income ...... 2—10 Population ...... 2—11 Households...... 2—11
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Income and Employment ...... 2—12 Calculated "Fair Share" Housing Obligation ...... 2—14 Chapter 3 Conservation Plan Element...... 3—1 Introduction...... 3—1 Background...... 3—1 General ...... 3—1 Geology and Soils ...... 3—2 Hydrology...... 3—2 Storm Water Management ...... 3—5 Introduction ...... 3—5 Goals ...... 3—6 Background...... 3—8 Plan Consistency...... 3—9 Nonstructural Storm water Management Strategies...... 3—9 Land Use / Build-Out Analysis...... 3—10 Mitigation Plans...... 3—10 Mitigation Project Criteria...... 3—10 Goals And Objectives ...... 3—10 Recommendations ...... 3—11 Policy ...... 3—12 Policy Guidelines/Recommendations ...... 3—12 Issues For Further Consideration: ...... 3—13 Chapter 4 Recreation Element ...... 4—1 Background...... 4—1 Goals And Objectives ...... 4—2 Recommendation ...... 4—3 Chapter 5 Historic Preservation Element ...... 5—1 Introduction...... 5—1 Existing Conditions...... 5—2 Definitions ...... 5—6 Historic Preservation Goal...... 5—7 Historic Preservation Strategies...... 5—7 Historic Preservation Review ...... 5—8 Local Historic Sites (Preliminary survey, pending certification at a later date) ...... 5—8 Building Design Guidelines...... 5—13 Chapter 6 The Economic Element...... 6—1 EXISTING CONDITIONS ...... 6—1 GOALS AND VISION ...... 6—3 FUTURE NEEDS...... 6—3 RECOMMENDATIONS...... 6—3
Created with Print2PDF. To remove this line, buy a license4 at: http://www.software602.com/ Chapter 7 Community Facility Element...... 7—1 FOREWORD...... 7—1 EXISTING CONDITIONS AND FACILITIES ...... 7—2 GOALS AND RECOMMENDATIONS...... 7—5 Chapter 8 Circulation Element...... Error! Bookmark not defined. Introduction...... Error! Bookmark not defined. Existing Conditions ...... Error! Bookmark not defined. Goals and Recommendations ...... Error! Bookmark not defined. Chapter 9 The Recycling Element ...... 9—1 Introduction...... 9—1 BACKGROUND AND EXISTING CONDITIONS ...... 9—1 CONCERNS AND ISSUES...... 9—2 GOALS AND RECOMMENDATIONS...... 9—2 Materials Mandated For Recycling ...... 9—2 Materials Recommended For Recycling ...... 9—2
Table 1 - Age Distribution in Cape May Point, 2000...... 1—2 Table 2 - Cape May Point Lots- As Used...... 1—3 Table 3 – Residential Building Permits Issued 1980-1997 ...... 2—5 Table 4 – Value of Owner-Occupied Housing Units ...... 2—7 Table 5 – Mortgage Status by Monthly Housing Costs as a Percent of Income 1989. 2—8 Table 6 – Household Income by Monthly Owner Costs as a Percentage of Household Income 1989 ...... 2—10 Table 7 – Household Income by Gross Rent as a Percent of Household Income 1989. 2— 10 Table 8 – Persons in Household 1990 ...... 2—12 Table 9 – Household Type and Presence and Age of Children, 1990...... 2—12 Table 10 – Household Income in 1989 ...... 2—13 Table 11 – Workers in Family in 1989...... 2—14 Table 12 - Fair Share Housing...... 2—14 Table 13 - Local Historic Sites (Preliminary survey, pending certification at a later date) ...... 5—9 Table 14 - Building Design Guidelines ...... 5—13
Figure C-1 Ground Recharge in the Hydrologic Cycle ...... 3-7
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Created with Print2PDF. To remove this line, buy a license6 at: http://www.software602.com/ Introduction
Cape May Point is composed primarily of individual building lots established in a grid pattern and radiating from a circular public park (Pavilion Circle Park) (See Exhibit A). A 16-acre freshwater inland lake (Lake Lily) occupies the greater part of the northeastern sector. The landscape is a portion on the low, sandy peninsula that comprises the southern tip of New Jersey. Elevations range from 0 to 15 feet. The beach from Cape Ave. east to Cape May Point State Park is considered ocean shore. Bay beaches are Stites to Alexander. The shoreline consists of man-made sand dune topography with beach fronts sculpted by nine rock jetties.
Cape May Point Borough’s geography has made it both blessed and precarious. With spectacular ocean views and cool summer breezes, the Borough has been an attraction for summer vacationers for many years. However, coastal storms from both the ocean and across the sixteen-mile-wide Delaware Bay buffet this tiny Borough and, occasionally, inflict significant damage. No two beach fronts face in the same direction. As a result, weather originating from the east, south, or west can pose a threat to Cape May Point’s beaches. The Borough has been inundated several times in the past and has lost a considerable amount of real estate and seaside frontage.
In pursuing a goal to preserve the existing character of Cape May Point, the first step is to identify what the community means when it says “character.” Character is generally defined as an overall concept, made up of various attributes, accepted by most people in the community. In Cape May Point, surveys and public forums have established five factors which contribute to the feeling of character:
Location Monumental structures Street system Pedestrian experience Architectural character
Location A prominent aspect of Cape May Point Borough is its location at the most southerly point of New Jersey on the tip of the Cape May peninsula. The most recent survey indicated that isolation and lack of commercial activity are crucial to the experience of community in Cape May Point. These aspects are relevant to land use because they indicate the desire for a pedestrian scale community with minimal intrusion of traffic and outside influence. The suggestion is that the citizens of Cape May Point do not desire a ‘town’ or ‘suburban’ atmosphere for their community. They envision a rural, secluded and uncommon experience for Cape May Point. It can be deduced that citizens do not want to see the typical suburban look of uniformly similar homes with tidy yards and sidewalks in their community.
Structures The beaches, the lighthouse, and the lake are all parts of the location factor which make the Borough special to its citizens and visitors. Preservation and
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maintenance of these components as part of community character mean more than beach restoration and lake renewal. They involve maintaining access to these sites, keeping them as part of the pedestrian experience and retaining the scale which makes them, not individual houses, the central structures in the community.
Street System A third factor contributing to the character of Cape May Point is the Street System. The combination of a grid pattern overlaid with radial streets from a central circle creates a variety of lot shapes. This mode results in slight feeling of pedestrian ( and vehicular) disorientation which is part of the Cape May Point experience. This feeling is further enforced by a streetscape of wind-stunted vegetation and uncultivated landscaping style. The slightly unkempt, mysterious aura engendered as one walks through Cape May Point is part of the experience that the community wants to retain.
The lot sizes in Cape May Point are generally small. The Borough was, after all, started as a summer community for families of “average income.” Traditionally, modest bungalows were built in the Borough with the occasional more substantial house interspersed among the cottages. Since its founding as a summer community in the late nineteenth century, Cape May Point has had a reputation as an intimate community, with a variety of housing styles and fine views with “…… pleasant nooks, niceties of construction, pleasant homelike charms.”
Pedestrian Experience Related and crucial to the street pattern is the factor of the Pedestrian Experience. Cape May Point is geared to walking, partly because it is so small but also because the social fabric of the summer community experience involves being outside and strolling on the street, either to the beach, to the lake or to the Pavilion Circle. With only post office boxes for mail delivery, walking or bicycling are frequently used to pick up mail or packages, and say hello to friends and neighbors. The central location of the General Store makes is a easy stroll for children and parents alike. And the lack of sidewalks, rather than discouraging walking and bicycling in the community, transforms the streets into pathways with the acknowledged “monuments” (beach, lighthouse and lake) as waypoints.
Children, bicyclists and strollers all utilize the street as part of a community wide yard in the Borough. The concept of the street as a living yard is epitomized in the Borough, with curb less streets that overlap with domestic yards bringing together playing children, pedestrians and vehicles in a safe environment.
While this experience is most felt in Cape May Point in the summertime, it is part of the overall feel of the community all year. The scale of the houses in relation to their lots and to the street is a large component in the comfort factor for pedestrians. The introduction of massive houses, elevated well above the street level is destructive to historical feel of Cape May Point.
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The variety of architectural styles, the idiosyncratic street pattern, walk able streets, and feeling of being isolated in a unique environment are the factors which make Cape May Point the community it is. These factors can be taken individually as goals to retain and maintain. But it is also essential to see how the community character factors are interrelated and how they interact with each other. The streetscape, as well as the open, human scale style of home contribute to the pedestrian experience. Losing too much of any one factor which creates the feeling of community in Cape May Point will alter the Borough’s pattern of land use, perhaps irrevocably.
It is the goal of Cape May Point to retain, as much as possible, these five community characteristics that make this community the special place it i
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Chapter 1 Land Use Element Introduction And Background (With revisions adopted on August 27, 2008) 1
ape May Point can best be described as a quiet, residential resort community compacted into one third of a square mile, and totally C surrounded by natural areas. An attractive mix of residential and recreational land use complements and enhances the ambiance of a family-oriented seaside community.
The Borough of Cape May Point has a year-round population of 241 residents according to the 2000 census. The population swells to a peak of approximately 2,500 in the summer season.
The population of Cape May Point shows a significant concentration of seniors, those people born before 1945 who would have been over 55 years old in 2000. This population distribution pattern is typical for a seasonal community that attracts retirees as year round residents. In particular, those persons born before 1935 are disproportionately represented in the population comprising 47.7% of the total. Table 1 depicts the distribution of population in the Borough.
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Table 1 - Age Distribution in Cape May Point, 2000
Age Cohort Female % of Male % of Total % of Persons Total Persons Total Persons Total 0-4 years 2 1.6 3 2.5 5 2.1 5-9 years 0 0 2 1.7 2 .8 10-14 years 1 0.8 5 4.2 6 2.5 15-19 years 1 .8 2 1.7 3 1.2 20-24 years 2 1.6 0 0 2 .8 25-29 years 2 1.6 0 0 2 .8 30-34 years 2 1.6 4 3.4 6 2.5 35-39 yeas 4 3.3 4 3.4 8 3.3 40-44 years 4 3.3 5 4.2 9 3.7 45-49 years 2 1.6 2 1.7 4 1.7 50-54 years 14 11.4 8 6.8 22 9.1 55-59 years 10 8.1 9 7.6 19 7.9 60-64 years 22 17.9 16 13.6 38 15.8 65-69 years 15 12.2 19 16.1 34 14.1 70-74 years 10 8.1 12 10.2 22 9.1 75-79 years 13 10.6 13 11.0 26 10.8 80-84 years 9 7.3 6 5.1 15 6.2 85+ years 10 8.1 8 6.8 18 7.5 Total 123 100.0 118 100.0 241 100.0 Source: US Census of Population and Housing, Summary
The change in land use from 1992 to 2002 reflects a decrease of 45 vacant Borough lots and an increase of 45 residential homes.
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1992 2002 Vacant Land 129 84 Residential 542 587 Commercial 2 1 Sub Total 673 672 County 2 1 Utility 1 1 Public Property 20 21 Charitable 5 5 Misc. 2 3 Total 703 703
The table reflects little change in commercial, public property and charitable land use. With building permits totaling 60 during this period, an additional 15 residential units have been moved, torn down or rebuilt.
Goal
The goal of the Land Use Element of the Master Plan is to preserve the quality of the existing community life and overall community character. The Borough of Cape May Point seeks to ensure cost-effective delivery of infrastructure and other public services for the future land and community development and continued preservation in the Borough
Existing Conditions
Residential
The majority of land in the Borough is residential. The development pattern is predominantly single-family homes and zoning has been implemented to preserve the existing character of the community. Property values remain high and real estate is usually quite easy to market.
Public Open Space - Preserved
The following is a listing of existing preserved open spaces:
1. Cape May Point Wetlands as indicated on Exhibit C. 2. Entranceway Park (Block 30) 3. Beach Park dunes cover 27.1 acres along the ocean and bay sides of the Borough (Block 52). 4. Pavilion Circle Park (Block 54 5. Lake Lily (Block 53) 6. Educational Theme Park (Block 41 - undeveloped at this time)
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Institutional
There are six religious institutional buildings in Cape May Point. These are:
1. St. Mary’s by-the-Sea; a Catholic Convent (Blocks 49 and 51) (Summer use convent ) 2. St. Agnes Catholic Church (Block 23, Lot 15) 3. St. Peter’s by- the-Sea Episcopal Church (Block 29, Lot 1) 4. Union Chapel (Block 13, Lot 1.01) 5. Beadle Memorial Presbyterian Church (Block 19, Lot 6) 6. Marianists Family Retreat Center (Block 13, Lot 3) (Year-round retreat house) (For building occupancy and fire code purposes the Center has been classified as a hotel by the State.)
Commercial
The following commercial entities are located within Cape May Point:
1. Cape May Point General Store – Pavilion Circle 2. Cape May Bird Observatory Northwood Center (Block 31, Lots 12 to 17) 3. Patton’s Water Ice – on the beach.
Borough Facilities
Municipal uses are contained in the following locations:
1. Municipal Building (Block 40, Lots 38 & 39) 2. Public Works Building (Block 32, Lots 1 through 5) 3. Cape May Point Water Utility (Block 20, Lots 1 and 6) 4. Fire Station (Block 14, Lots 5, 6) (Belongs to the Fire Company) 5. Post Office (Block 14, Lot 7) (Federal rental in privately owned building)
Vacant Land
At the end of 2001 there were 84 vacant lots in Cape May Point. There was, however, a potential for additional development of 41 homes if property owners were to sell their adjacent lots instead of maintaining them as open spaces. There is also a potential for additional development of 63 homes if current property owners were to subdivide their oversized lots. Total build out of Cape May Point is not expected within the next 20 years: however the potential for a total of 104 new homes is possible with the existing zoning regulations.
Revision, August 2008:
At the end of 2007 there were 583 residential parcels in Cape May Point and 72 vacant parcels. There was a net gain of 32 single family homes, built between 1997-2007 (12 of which were on vacant lots and 20 of which from the potential 104 figure above). The net gain was computed by subtracting 44 demolitions
1—4 Created with Print2PDF. To remove this line, buy a license at: http://www.software602.com/ LAND USE from 76 new single family homes built during the period of 1998-2007. There is the potential of only 156 total additional dwelling units based on available vacant lots and potential subdivisions. Added to the 583 parcels already developed, total build out for Cape May Point is 739. There are 550 single family detached homes in Cape May Point, with 27 Condo units on another 7 lots. Additionally there are 23 lots with two family units and 3 lots with three family units. Relative to our long range build out numbers, Cafra has turned down applications for development of at least 2 lots in the last decade, and we anticipate others be to denied Cafra and wetlands permits in the future, so that our build out number, may in fact, be lower.
Cape May County’s Comprehensive Plan based it’s build out numbers for municipalities in the county on water supply and is using a maximum build out number for Cape May Point of 759. This number is from the Cape May Water Sewer Supply Plan of April 16, 1996 (Pg. 3-4).
Quantification and Analysis of Land Use Distribution
previously detailed, the existing development in Cape May Point, with the exception of the commercial, institutional and municipal A facilities detailed above, is completely residential. Refer to Exhibit B. The remainder of the land is open space and recreational areas, which complement and enhance the family resort atmosphere of the Borough. The remaining vacant land is subdivided into building lots, which are owned by many different individuals. To maintain the current character of the community, it is therefore important that future development be maintained along the pattern of predominantly single-family homes.
Preparation of Goals and Objectives
n the spring of 1977, the Cape May Point Planning Board mailed out 450 land use questionnaires to the property owners in the Borough. Two hundred eighty (280) or 62% of these, which is considered a very high I response rate, were returned, many with written comments. Although the questionnaire is now 24 years old, there is little indication today that there has been a major change in the feelings of the property owners in the Borough regarding the type and density of development, which the Borough should permit.
The response from those questionnaires made it clear that residents “loved” Cape May Point the way it was and would not like to see any significant changes.
The majority of the respondents expressed a desire for single-family homes only, no additional commercial land, no motels and hotels and a program concerning historical preservation. Most of the respondents described Cape May Point as ‘quiet’, ‘close to nature’, ‘a family town’, ‘unspoiled’, ‘unique’, and most expressed a desire to retain these attributes by maintaining the existing pattern of development. The 62% return and the above comments were from the 1977 survey conducted by Jay Friedman.
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In October of 1983, the Cape May Point Taxpayers Association mailed out a questionnaire to citizens in the Borough to solicit their input on various matters of importance in the Borough. Although that questionnaire did not specifically address land use issues, the responses to the questionnaire clearly indicated the same type of feelings expressed in the 1977 questionnaire results.
The Master Plan Reexamination Report (Report) dated May, 1994 prepared by the Borough of Cape May Point and the October, 2004 questionnaire mailed to all Borough homeowners found that the goal to preserve the quiet, residential family-oriented character of the community had not changed.
On June 21, 2000, a Master Plan Reexamination Report (Report) was submitted and recommended for distribution to the Cape May County Planning Board, Mayor and Commissioners of Cape May Point and adjoining municipalities. A public hearing was held regarding this report on June 21, 2000 and subsequent to the public hearing the Report was adopted as submitted. At that time it was determined that the goals relating to land development in Cape May Point to preserve the quiet, residential, family oriented character of the community are being met.
The Planning Board also included in that Report a recommendation that the following additional elements be considered for possible inclusion in the Master Plan: circulation plan, economic plan, recycling plan, conservation plan, historic preservation plan, community facilities plan and recreation plan.
On July 11, 2001, a public workshop meeting was held as a part of a regular Planning Board meeting at the Fire Hall on Yale Avenue. The purpose of the meeting was to gain public input on more detailed land use goals and objectives to help form a vision of how the community sees itself for the future. The meeting was well attended and the ideas and recommendations from the public flowed freely. The exchange between the Planning Board and the public was mutually beneficial. The results of the community input process described above are included in the Housing Element and Fair Share Plan.
In addition, the Chairman of the Cape May Point Planning Board, Donald Touzeau, prepared an article for the Cape May Point Taxpayer’s Fall 2001 Newsletter and encouraged citizens to submit their ideas or ‘vision’ to any member of the Planning Board.
In 2005, upon Planning Board Review and as a result of reports from a Professional Planner, revisions were made to the Land Use Element to emphasize more strongly the character and goals of the community.
Goals And Objectives
his Master Plan is intended to incorporate specific elements necessary to preserve the character of Cape May Point by providing a concise and comprehensive guide for future land use and preservation and community T development within the Borough. The preservation of the environmental resources and character of the community continue to be priorities. Keeping that in
1—6 Created with Print2PDF. To remove this line, buy a license at: http://www.software602.com/ LAND USE mind, the following overall goals and objectives have been prepared by the Cape May Point Planning Board to provide a solid basis for policy makers and elected officials to make land use decisions in the future.
Just as the respondents to all of the surveys as far back as the 1977 survey, taxpayers today express their desire for single-family homes only, no additional commercial development and the desire to preserve the quiet, residential, family- oriented character of the Borough. The unique, unspoiled, close-to- nature attributes of Cape May Point must be retained.
The Borough realizes that it is undergoing changes to its character with improvements to existing homes and demolitions for the purpose of building new single-family homes. While change in the form of new and/or improved housing is not in itself detrimental to the community, the goal of the community is to avoid development, which will cause it to lose its character. Cape May Point, because of its unique, historical character and its location, wants to promote a desirable visual environment, which will promote the conservation of its historical character as, defined below.
The character of Cape May Point is embedded in the following features, all of which the community has as a goal to retain and maintain: The street configuration which promotes pedestrian traffic over vehicular and connects the domestic realm to the public road; A diversity of architectural styles; A range of housing size; Native vegetation and fauna; Natural approach to landscaping; Areas of long sight lines; Pedestrian scale streets; Houses oriented to pedestrians and the street; Visual setting.
Policy In order to achieve the goal statement, the land use policy of Cape May Point Borough is to plan proactively to manage change in the community. The Borough will consider design guidelines and standards to manage new development in a manner consistent with the Borough’s historic character.
Policy Guidelines/Recommendations The location of homes on lots and design of homes should: Preserve and enhance the natural features of Cape May Point’s physical environment; Promote its visual environment and existing character; Avoid large, unbroken building mass in housing; Provide facades, which are pedestrian and street friendly.
These guidelines can be accomplished by amending the zoning code to: Encourage a range of housing types and sizes; Maintain appropriate scale of buildings to pedestrians so that houses do not present blank and bland walls to the street;
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Preserve views and sightlines which allow glimpses of Cape May Point’s “monumental structures” through private lots and at public Right of Ways; Keep and encourage native vegetation, which is salt tolerant and drought resistant in order to avoid the excessive use of fertilizer and irrigation and to retain the natural landscaping approach.
1. The Conservation Element is the environmental backbone of the Borough’s Master Plan and of particular value to the overall Land Use Plan. Future development bears an important relationship to our ability to preserve, protect and enhance our valuable natural resources. The goals and objectives detailed in the Conservation Element of this Master Plan are therefore vital to the management of our overall growth in Cape May Point. In that regard, we must meet the following objectives:
Rebuild our dunes and beaches and protect them from further erosion.
Restore Lake Lily to its former glory and maintain it.
Preserve and add to the native vegetation of the area and provide a healthy, wholesome environment for the native and migrating birds, butterflies, marine and terrestrial wildlife.
Encourage and preserve “open space.”
The trend toward ever-larger houses, resulting in a larger population, strains the limited potable water supply of Cape May Point and the region. In addition, inappropriate landscaping, with its concomitant need for chemical fertilizer and irrigation water puts further burden on water capacity and quality as well as threatening native species habitat and wetlands. Light pollution and compaction of soils from additional traffic further exacerbates loss of native flora and fauna. For these reasons, the following goal statement has been developed.
Land use and development in Cape May Point must be managed based on best conservation and environmental practices, especially with respect to potable water, flooding potential, sustainable vegetation which offers relief from microclimate extremes and conserves water, and native and migratory animal species.
Cape May Point has retained much of its early and historic character. Many of the original ‘cottages’ remain, some greatly changed, some almost intact. We support and encourage historic preservation, identification of historical structures and encourage policy makers of Cape May Point to be aware of the possible impact of future ordinances on the historical significance of Cape May Point structures.
From an economic standpoint, surveys taken in the past, as detailed in the Economic Element of this Master Plan have established that Cape May Point is a highly valued, appreciated place to live. The Borough citizens do not want
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Recreation, in close proximity with open space, should be considered as part of the public infrastructure and proper planning in that regard dramatically influences the quality of life in Cape May Point as well as the preservation of our natural resources.
The types of recreational use ordinarily permitted in beach areas, Lake Lily, Pavilion Circle, and our streets should be encouraged and supported. All such activities should be consistent with the Environmental Plan and the specific goals of other elements of the Master Plan - particularly the Conservation Element.
The policy of Cape May Point must also be responsive to providing open space and recreational opportunities on an equal and accessible basis for all citizens.
As mentioned earlier in this element of the Master Plan, community development has occurred in a land efficient and aesthetically pleasing manner, while preservation of valuable resources has not been threatened. Preservation of the unique character of the community and of our environmental resources must continue to be the fundamental goals of Cape May Point on which all other goals are measured.
5. Transportation
We must maintain the unique character of Cape May Point while safely providing for the diverse needs of our residents and visitors as they circulate around and through the Borough.
6. Community Concerns
The presence of real estate and other commercial signs on front lawns throughout the community has been a concern for many years. Efforts to date have been ineffective in eliminating them, only restricting the size, location and, in some cases, their number. The fact remains, however, these signs are unattractive.
Recommendation:
n 2005, by direction of the Planning Board and upon consultation with a Professional Planner, changes and additions have been inserted in the Land Use and other Elements of the Master Plan to support the preservation of I the Borough’s unique character and maintain the quiet, residential, family- oriented community desired by its homeowners. Continued efforts to maintain the character of the Borough are encouraged. Continued coordination with County and State Officials is also encouraged with the goal of achieving the Borough’s overall land use objectives.
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1—10 Created with Print2PDF. To remove this line, buy a license at: http://www.software602.com/ E lement 2 Chapter 2 Housing Element A prerequisite for the adoption of zoning ordinance provisions within the municipality his document is an update of the Housing Element of the Master2 Plan of Cape May Point Borough in Cape May County, with a revision adopted August 27, 2008. On January 20, 1983, the New Jersey Supreme Court T stated in its Mount Laurel II decision that all municipalities have a constitutional obligation to create a realistic opportunity for their fair share of the regional need for affordable housing. In accordance with the Municipal Land Use Law (N.J.S.A. 50:55D-1, et.seq.), a municipal Master Plan must include a "Housing Plan Element" as a prerequisite for the adoption of zoning ordinance provisions within the municipality. Pursuant to Section 10 of P.L. 1985,c.222 (C.52:27D-310), a municipality's housing element shall be designed to achieve the goal and access to affordable housing to meet present and prospective housing needs, with particular attention to "low" and "moderate" income housing, containing at least:
An inventory of the municipality's housing stock by age, condition, purchase or rental value, occupancy characteristics, and type, including the number of units affordable to "low" and "moderate" income households and substandard housing capable of being rehabilitated; A projection of the municipality's housing stock, including the probable future construction of "low" and "moderate" income housing, for the next six (6) years, taking into account, but not necessarily limited to, construction permits issued, approvals of applications for development, and probable residential development of land; An analysis of the municipality's demographic characteristics, including, but not necessarily limited to, household size, income level, and age; An analysis of the existing and probable future employment characteristics of the municipality; A determination of the municipality's "present" and "prospective" fair share for low and moderate income housing and its capacity to accommodate its "present" and "prospective" housing needs, including its "fair share" for "low" and "moderate" income housing; and A consideration of the lands that are the most appropriate for construction of "low" and "moderate" income housing and of the existing structures most appropriate for conversion to, or rehabilitation for, "low" and "moderate" income housing, including a consideration of lands of developers who have expressed a commitment to provide "low" and "moderate" income housing. 2—1 Revised 3/8/06 8/27/08
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Cape May Point Borough first prepared a "Housing Plan Element" in August, 1988 in a report entitled "Housing Element and Fair Share Plan for the Borough of Cape May Point". This "Housing Plan and Fair Share Plan" is being prepared to update the 1988 edition and in accordance with the 1990 U.S. Census and the "Substantive Rules" of the New Jersey Council On Affordable Housing (COAH), which became law on June 6, 1994 and which has been amended through September 5, 1995. The Land Use Plan for the Borough of Cape May Point was adopted in September 1978 and has been updated through re- examination in June 1986, August 1988 and May 1994.
Background
riginally founded as Sea Grove in 1875, Cape May Point Borough is characterized as a quiet, residential, family oriented resort community. The Borough is located at the southernmost tip of Cape May County, O bounded by Lower Township to its north and east, the Delaware Bay to its west and the Atlantic Ocean to its south. The land area of the Borough is approximately 191 acres, and although the population swells from 241 in the off-season months to approximately 2,500 in the summer months, the quiet, residential character is maintained. With the exception of three commercial entities and seven (7) religious institutional uses, Cape May Point is a purely residential community and depends on surrounding municipalities for many of its commercial and service oriented business needs. The remainder of the land is open space and recreational areas, which form a buffer from surrounding municipalities and provide a unique aesthetic experience that complements the family oriented community atmosphere. The vacant land that is present is subdivided into small building lots that would accommodate single-family dwellings, which is the predominant pattern of development within the Borough.
Housing, Population And Economic Characteristics
he following is a summary of the outstanding characteristics of Cape May Point Borough's housing stock, population and employment, drawn from the 1990 U.S. Census data. The STF-1 and STF-3 data sheets from the T 1990 Census for Cape May Point Borough, as published by the Census Bureau, are included as Addenda A and B, respectively, to this report. .
Inventory of Municipal Housing Stock
he "Selected Housing Characteristics, 1990" table includes selected data regarding the Borough's housing stock as reported in the 1990 Census. In 1990, Cape May Point Borough had a total of 578 housing units; T detached single-family units accounted for 478 units or approximately 83% of the total, and attached single-family, two-family, multi-family and mobile
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homes accounted for 100 units or approximately 17% of the total. Regarding housing tenure, 142 units, or approximately 25% of the total 578 units, were occupied at the time the 1990 Census was taken in the Borough. Of the 142 occupied housing units, approximately 12% or 17 units, were renter occupied. Therefore, in terms of housing vacancy, more than 75% or 436 units of the total 551 units in the Borough were vacant in 1990. Of these 436 vacant housing units, 16% or 70 were "for rent", 2% or 9 units were "for sale", and 4% or 1 7 were "rented or sold, not occupied". Therefore, 22% or 96 of the total 436 units were for sale or rent, or sold or rented and not yet occupied in the Borough in 1990. The remaining 340 vacant housing units consisted of 333 units or 76% for seasonal, recreational or occasional use and 7 units or 2% were classified as "other". The median value of owner-occupied homes in Cape May Point Borough in 1990 was $197,800 and the median monthly contract rent was $450. These statistics compare to 1980 median value of $52,300 and the median monthly contract rent of $217. Throughout Cape May County, the 1990 median value for owner- occupied homes was $112,800 and the median monthly contract rent was $474. Although the median value of owner-occupied homes in Cape May Point Borough is considerably higher when compared to Cape May County, the median monthly contract rent for Cape May Point Borough is slightly lower when compared to Cape May County.
Regarding the age of housing units in Cape May Point Borough, 41% of the total 578 housing units existing in the Borough in March of 1990 were constructed prior to 1940, indicating a moderate number of historic structures. The remaining housing units existing in March of 1990 were categorized by the decade in which they were constructed as follows:
59 units or 10% constructed between 1940 and 1949; 106 units or 18.3% constructed between 1950 and 1959; 39 units or 7% constructed between 1960 and 1969; 48 units or 8.3% constructed between 1970 and 1979; and 89 units or 15.4% constructed between 1980 and March 1990.
Therefore, approximately 59% of Cape May Point Borough's housing stock existing as of March 1990 was constructed after 1940, of which 137 units or 25% of the total number of housing units were built since 1970.
Regarding construction activity in Cape May Point Borough, the "Residential Building Permits Issued" table indicates the number of residential units for which building permits were issued and the number of demolitions for each year between 1980 and 1997.
The total number of building permits issued for the 17-year period was 159 single-family permits (attached and detached single-family dwelling units). During this time period, the annual average for building permits issued was approximately 9 single-family building permits. It should be noted that only 16 multiple-family dwelling permits were issued during this period.
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Revision: August 27, 2008:
By 2007, a total of 583 properties had dwellings totaling 603 units.
From 1998-2007, 76 single-family homes were built. During that same time 4 apartments were eliminated and 44 demolitions took place.
For comparison; from 1980-1997 there were 159 building permits and 23 demolitions. From 1998-2007 there were 76 building permits and 44 demolitions. Note that there was a considerably higher ratio of demolition permits to building permits than during the previous years of 1980-1997. It is our understanding that a number of the demolitions during the more recent period were due to FEMA regulations. Thus there was a net increase of only 28 dwelling units. (32 single homes gained minus 4 apartment units lost).*
*Source: Cape May Point Construction Office.
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Table 3 – Residential Building Permits Issued 1980-1997
he quality of the housing in Cape May Point Borough is generally above average. Although the U.S. Census does not measure housing quality directly, several items in the Census are indirect indicators of T substandard housing conditions. The factors also known as "Housing Quality Surrogates" used to indicate inferior or deficient housing are:
Constructed Prior to 1940; Overcrowded (more than one person per room);
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Inadequate Plumbing Facilities (incomplete plumbing facilities or the lack of exclusive plumbing facilities); Inadequate Kitchen Facilities (either the shared use of a kitchen or the lack of a stove, a refrigerator or a sink with piped water); Inadequate Heating (where no fuel, coal, or wood is used for heating); Inadequate Sewer Services (no public sewer, septic tank or cesspool); or Inadequate Water Supply (no public water, drilled well or dug well).
According to the 1990 Census, and as summarized below, 210 housing units in Cape May Point Borough were included in one and/or another of these seven (7) factors. It should be emphasized that ail 210 units would be characterized as deficient solely because they were constructed prior to 1940. Moreover, in order for a housing unit to be considered substandard by the Council On Affordable Housing (COAH) and be included as an "indigenous need" unit, it must exhibit at least two (2) of the seven (7) factors and be occupied by a qualified "low" or "moderate" income household. Although COAH has indicated that there are three (3) units that are occupied by low and moderate income households within the Borough, the Census data indicates that there are no units that meet the definition of "indigenous", but because of the age of the structure still need rehabilitation.
Number of Deficient Units By Housing Quality Surrogate
CONSTRUCTED PRIOR TO 1940 210
Overcrowded 0 Inadequate Plumbing 0 Inadequate Kitchen Facilities 0 Inadequate Heating 0 Inadequate Sewer Services 0 Inadequate Water Supply 0 Total: 210 units
he actual number of housing units in Cape May Point Borough theoretically affordable to "low" and "moderate" income households can only be grossly estimated given the data available. However, according to T the "1998 Regional Income Limits" figures adopted by the Council On Affordable Housing (COAH) on April 1, 1998, the eligible "low" and "moderate" incomes for a four (4)-person household in Cape May County were $23,390 and $37,424.
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Table 4 – Value of Owner-Occupied Housing Units
tilizing the $23,390 and $37,424 "low" and "moderate" income amounts and available Census data, and assuming certain monthly costs as required by COAH rules, it is possible to estimate the number of U housing units existing in Cape May Point which theoretically are affordable to "low" and "moderate" income households. As indicated in Table 4 above, 3 (2.5%) of the total owner occupied housing units are indicated to be valued less than $60,000 and 4 (3.5%) are valued less than $75,000. Low- income households of four persons would theoretically be able to obtain a mortgage that would fall within this category. It is also assumed that a four- person household that is within the moderate-income range would qualify for a mortgage for $100,000. As indicated in Table II, 11 (10%) are valued less than $100,000.
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Future Construction Of Housing
The Borough of Cape May Point has a limited land area remaining for additional residential development. As stated previously, the majority of vacant land is small residential lots that would allow the construction of single-family dwellings. The remaining land is comprised of open space, recreational areas, and natural resources. Constraints such as floodplains and wetlands limit the development potential for many of the vacant parcels.
Mortgage Status
As illustrated in the following table, 31 "or 28% of the Borough's owner-occupied units were mortgaged as of 1990, and 81 or 72% of owner-occupied units had no mortgage. This represents a relatively high percentage of homeowners who own their homes outright, having either retired their original mortgage or purchased their unit with equity from another home.
Of owner-occupied households in units with a mortgage, 9% are considered to be "cost- burdened" (paying more than 30% of their income towards monthly housing costs, as defined by the Department of Housing and Urban Development). Interestingly, 12% of the occupants of owner-occupied units without a mortgage are likewise considered to be cost-burdened, despite having no monthly mortgage payment.
Table 5 – Mortgage Status by Monthly Housing Costs as a Percent of Income 1989
Source: United Slates Dept. of Commerce, 1990 Census of Population and Housing Universe: specified owner-occupied housing units.
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CAPE MAY POINT BOROUGH Selected Housing Characteristics, 1990
Total Housing Units. 1990 578 units
Housing Type. 1990 Single-family detached 8 units Single-family attached 9 Multi-family (two units at address) 8 Multi-family (three or more units at address) 9 Mobile home or trailer 1 Other 3
Housing Tenure. 1990 Occupied housing units 142 units Owner occupied 125 Renter occupied 17
Housing Vacancy. 1990 Vacant housing units 436 units For rent 0 For sale only 9 Rented or sold, not occupied 1 For seasonal, recreational or occasional use 333 Other 7
Housing Vacancy by Duration. 1990 For rent Less than 2 months 7 2 to 6 months 31 6 or more months 32 For sale only Less than 2 months 0 2 to 6 months 3 6 or more months 6 All other vacant Less than 2 months 31 2 to 6 months 90 6 or more months 236
Housing Value, 1990 Median value, specified owner-occupied housing units $19,800 Median contract rent, specified-occupied units $450
Housing Cost Burden
Table IV illustrates the percentage of income paid by homeowners categorized by annual income cohorts for selected housing costs. Table V identifies the percentage of income paid by renters towards the gross rent (which includes
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both rent and utilities). Although a smaller overall percentage of the occupied housing units, more of the Borough's renters are cost-burdened than are owners: 65% of renters for whom this statistic was calculated pay more than 30% of their income towards housing costs, while 21% of owners pay more than this amount. Most affected are households earning less than $20,000; 26% of owners and 60% of renters earning less than this amount pay more than 30% of their income for housing. Of occupied households earning less than $10,000 annually, 63% of homeowners and 100% of renters pay more than 30% of their income towards housing costs.
Table 6 – Household Income by Monthly Owner Costs as a Percentage of Household Income 1989
Source 1- United States Dept. of Commerce, 1990 Census of Population and Housing.
Table 7 – Household Income by Gross Rent as a Percent of Household Income 1989
Source 2 - United Slates Dept. of Commerce, 1990 Census of Population and Housing
Population, Households And Income
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Population In 1990, the total population of Cape May Borough was 241 year-round residents, all residing in a total of 130 households for an average of 1.85 persons per household. Cape May Point's population has increased 18% since 1970, while the population of Cape May County has increased by 54% during the same period.
As shown in Table 8, a large percentage of Cape May Point Borough's population was represented by the 55-64, 65-74, and 75 and over age cohorts, with 20%, 20.3%, and 24.5% of the total population, respectively. Therefore, the population of the Borough was mostly senior citizens (64.8%) with relatively few young children or adults. The total number of males in 1990 was 110 and the total number of females was slightly more at 131, for a total population of 241.
Table 8 – Population by Sex and Age Cohort
Households Cape May Point Borough contained 130 households in 1990, including 15 households (1 1.5%) with at least one child under the age of 18 and 79 households (60.7%) with at least one person over the age of 65. More of the Borough's households contain at least one elderly person and fewer contain children than evident within all of Cape May County. Cape May County has 30% of households that contain at least one child, while 35% contain at least one elderly person. As indicated in Table 9, 87% of Cape May Point Borough's households contain only 1 or 2 people; 5% include 3 or 4 members, and less than 1 % have 5 or more occupants. Families in Cape May Point Borough contained an average of 1.85 persons in 1989, compared to an average of 2.98 persons per family in Cape May County.
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Table 8 – Persons in Household 1990
As indicated in Table 10, 47% of the Borough's households are married couple families, 41% of which have no children. Less than two percent of Cape May Point Borough's households are single-parent families, arid 4% of the Borough's households are "non-family" households (with a single resident or unrelated individuals).
Table 9 – Household Type and Presence and Age of Children, 1990
Income and Employment
Regarding income, Table 11 indicates that the median household income in 1989 in Cape May Point Borough was $23,125, which is lower than the
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County-wide median of $30,435. The largest income group, 15 households or 11.5% of the total, earned between only $5,000 and $9,999. A clear majority of the households in the Borough (92 or 70.5%) earned less than $30,000 annually. Less than 28% of households have incomes of more than $30,000.
Table 10 – Household Income in 1989
The Borough's average per capita income ($16,753) is slightly higher than that of Cape May County ($15,536), despite the fact that its average household income is lower than the County's. This reflects that fact that the Borough's households contain fewer people on average than evident within the County.
Only 5% of the Borough's households received public assistance in 1989, which is identical to the public assistance figure for Cape May County's households. Approximately 60% of Cape May Point Borough's households received Social Security payments (as compared to only 38% county-wide) and 48% receive retirement income (compared to only 23% county-wide).
Of a total of 224 people over the age of 16 who reside in Cape May Point, 34% are employed, 2% are unemployed and 64% are not in the labor force.
Table 12 identifies the number of workers over the age of 16 per family in Cape May City. The majority of the families in Cape May Point have no workers, which indicates a large portion of the population is in retirement.
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Table 11 – Workers in Family in 1989
Calculated "Fair Share" Housing Obligation
In accordance with the "New Jersey Council On Affordable Housing Municipal Number Summary" dated October 11, 1993, the calculated "low" and "moderate" income housing obligation for Cape May Point Borough during 1993 through 1999 is 32 dwelling units. However, more recently, the New Jersey Council! On Affordable Housing Municipal Number Summary", dated February 3, 1993 and published by COAH on March 15, 1993 in the New Jersey Register, became law on June 6, 1994 as part of COAH's comprehensively updated "Substantive Rules". In accordance with the newly adopted numbers. Cape May Point Borough's updated "fair share" housing obligation for the years 1987 to 1999 is 31 which is derived from "Indigenous Need", "Reallocated Present Need", "Prospective Need", and adjustments as follows:
Table 12 - Fair Share Housing
The calculated need is divided into either a rehabilitation component or inclusionary component. The rehabilitation component is determined by subtracting the spontaneous rehabilitation from the indigenous need. Cape May Point Borough, as determined by COAH, has not had spontaneous
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rehabilitation. Therefore, the rehabilitation component has been determined to be 3, which represents a portion of the calculated need of 31.
Cape May Point Borough is proposing to address the rehabilitation component by providing a stable funding program that would allocate a minimum of $10,000 per unit for a total of $30,000 that would provide for rehabilitation of affordable housing units. The Borough is currently applying for funding from the Department of Community Affairs. COAH requires that if a municipality is applying for such funding that a separate secure funding source such as municipal bonding be in place in the event that the application is not approved. Although COAH requires a stable source of funding, they do not require the municipality to provide all rehabilitation dollars at the time of substantive certification. COAH requires that funds will cover at least one-third of the rehabilitation component and that one- sixth of the component be funded in each subsequent year. Attached please find documentation regarding the municipal bonding capacity and resolution.
Cape May Point Borough has an inclusionary component of 28 dwelling units. The entire Borough is located in Planning Area 5 (Environmentally Sensitive Planning Area) as indicated on the Resource Planning and Management Map of the New Jersey State Development and Redevelopment Plan. The Environmentally Sensitive Planning Area has large contiguous land areas with valuable ecosystems and wildlife habitats. Cape May Point is nationally known as providing a valuable ecosystem to migrating birds. To guard against the loss of contiguous open spaces that is vital for the preservation of the ecological integrity of this habitat, uncontrolled new development should be contained.
The Borough is nearly fully developed with only a few individual small vacant lots remaining as indicated in the Vacant Land Analysis and the Cape May Point Borough's Land Use Map. The majority of municipally owned vacant land is preserved for open space which is exempt from consideration for the development of affordable housing pursuant to N.J.A.C. 5:93-4.2(d)5.
For the aforementioned reasons Cape May Point Borough is requesting a vacant land adjustment for the inclusionary component of 28 dwelling units.
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he Conservation Plan, while not a mandatory element of the Master Plan, is one of the most important optional plans authorized under enabling legislature. The Conservation Plan for Cape May Point, New Jersey is T provided here for the preservation, conservation, and utilization of the Borough’s natural resources. Areas covered include Geology and Soils, Hydrology, Meteorology, Vegetation, and Wildlife. The Plan will provide guidance as to resource planning, and management priorities and strategies.
Background
General
The borough of Cape May Point is located at the southern tip of New Jersey where the Delaware Bay meets the Atlantic Ocean, Exhibit C-2. With an area of 192 acres, it is the smallest municipality in Cape May County and among the first communities in the State to be designated as a “Village Center.”
Year-round population now approaches 241. The population swells to some 2,600 in the summer months.
The community is composed primarily of individual building lots of various shapes, arranged on streets that form a combination of a grid pattern and a radial pattern from a central circle. A 16-acre fresh water inland lake is situated within the community. As part of the low, sandy cape at the southern tip of New Jersey, elevations range from 0 to 15 feet. Because no two beachfronts face in the same direction, weather originating from the East, South or West can pose a threat to the beaches.
Because of its location along the Atlantic Flyway, Cape May Point is a major stopover point for birds and butterflies migrating north in the spring and south in the fall. Thus, preservation and conservation of natural resources are of major importance to these species as well as all forms of wildlife.
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Geology and Soils
The science of geology deals with layers of materials deposited over time. The formations underlying the Borough, consist of variations of silt, sand and clay, but mostly sand. Bedrock is not located until some 1500 feet below the surface.
For practical purposes, the soil for all of Cape May Point is classified as Coastal beach. The soil is almost all sand for the first 30 feet and, thus, has very low fertility, excessive drainage and rapid permeability. Coastal beach soils have severe limitations for every type of community use including building construction, recreation use, landfill, roads, agriculture and landscaping. The land is subject to severe flooding.
Hydrology
A. Potable Water Cape May Point’s early residents were supplied potable water through private wells. In 1898, a municipal water system was installed to serve the community via a central well. This well was shut down in 1961 due to salt-water intrusion.
A second well was dug at the Cape May Point public works building, but had to be shut down in 1974. Salt-water intrusion made it impossible to obtain potable water from a local well. As a result, the Borough now obtains its water supply from the Cape May City Water Department, which is supplied by a desalinization plant, with a back-up well for periods of peak demand.
B. Surface Water Surface water for Cape May Point consists of one freshwater lake named Lake Lily. The lake covers 16 acres and has an elevation of 3.5 feet above mean sea level. The lake functions as the headwater for the Nature Conservatory’s South Meadows Natural Area and the Cape May Point State Park. It provides the first fresh-water source along the coast south of Monmouth County and is an important oasis for wildlife. As the actual southern tip of continental New Jersey, Cape May Point is internationally renowned as a bird migration-resting place along the Atlantic Migration Flyway. The State, however, has classified the lake as FW2/NT (Fresh water that does not originate in or not wholly within Federal or State parks, and does not support the maintenance or production of trout).
Through the formation of a Lake Committee, Cape May Point has planted over 100 shrubs and trees around the lake. The Borough has built berms and has installed curbing as a flood control measure. The lake had reached an advanced state of eutrophication, caused by a considerable volume of birds that utilized it – some of them staying year-round. The lake has been dredged, which uncovered a new spring, and the year-round birds have, for the most part, been relocated. This has considerably improved the water quality in the lake. Nevertheless, the shallow water warms quickly in the summer and fish have not thrived or are small in size.
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C. Wetlands Freshwater wetlands are found between dry upland areas and inland water, along rivers and streams, around lakes and ponds, and where springs erupt on slopes. Wetlands include marshes, swamps, and wet meadows, which are covered with water for only a portion of the year. Wetlands depend on the presence of surface or ground water from rainfall, flooding, sun melts, and/or subsurface water. (See Exhibit C-4) Three conditions must exist to classify an area as a wetland:
the soil must be a hydric soil (contains excess water long enough to inhibit oxygen content needed for normal vegetation), the vegetation must be hydrophytic vegetation (adapt to living in wet soil conditions and grow in soils that lack oxygen), and the area must be either flooded or saturated long enough to support this type of vegetation.
The New Jersey Freshwater Wetlands Protection Act protects the freshwater wetlands in Cape May Point. Thus, all activity to be carried out in freshwater wetlands requires a permit. Examples of activities include removal, excavation, dredging, dumping, discharging, filling, destruction of plant life, erection of structures and placement of pavement. The Cape May Point Environmental Resource Inventory (ERI) provides the process necessary to obtain a permit.
Flood Prone Areas Flood prone areas are relatively flat areas and are naturally subject to flooding. (See Exhibit D)
The National Flood Insurance Program is a federal program that allows property owners to purchase federally backed flood insurance in return for floodplain management measures taken by the community to reduce flood risks to existing residences and new development. Cape May Point is one of the few communities in the state with a 15% discount on flood insurance rates due to the extensive flood control measures instituted by the Borough.
Flood hazard frequency is measured by the average frequency with which a flood will occur in a given area. FEMA has identified and mapped areas within the Borough that have a 100-year or a 500-year flood hazard frequency. Some 92% of Cape May Point is in the AE 100-year flood zone. Exhibit C is a map showing which areas are the 100-year and the 500-year flood zones.
Meteorology Because of its position as part of a peninsula, Cape May Point has a humid, temperate climate with a moderate temperature range and mild winters. The average January temperature is 34.5 degrees. The average July temperature is 75.2 degrees. The growing season averages 192 days, with the average first frost occurring October 13, the average last frost occurring April 19.
Rainfall is fairly evenly distributed throughout the year and has measured annually about 42 inches.
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The prevailing wind during the summer is from the southwest: Northwest winds prevail during the winter. Windstorms (Northeasters) and occasional hurricanes have caused extensive loss of property due to beach erosion and flooding. A detailed listing of major storms can be found in the ERI.
Cape May Point has little remaining natural topographic protection. Natural dune formations of up to 15 feet in height were leveled during the town’s early development. In 1968, the natural dunes were replaced with man-made dunes, and berms were established along the interface between developed areas and the beach. Dunes now reach heights of up to 25 feet.
Annual storms and ocean tides have caused considerable erosion of the Borough’s beaches over the years. A number of beach protection projects have been put into effect for some of the beaches and have made a positive impact on their protection. Those that have not received protection have incurred severe damage, and in some cases, have been closed to the public for safety reasons. Beach protection projects that have been completed in the recent past include: New Jersey/Borough Revetment Project for the Whilldin and Cape Beaches completed January 2002. Federal/State/Borough Demonstration Project (offshore beach saver reefs or a sill to enclose the respective beach cells) completed September 2002. Federal/State/Borough Sand Pumping for Cape May Point beaches by the Corps of Engineers, initial beach replenishment completed during the winter of 2004-2005. The purpose for the Sand Pumping project is to save and restore the Lower Cape May fresh water meadows at the southern tip of New Jersey. This includes beach areas next to and in front of the Lighthouse located in Lower Township, as well as the Cape May Point beaches up to the Central Avenue jetty. The meadows, which includes Lake Lily, is the only fresh water wetlands along the Atlantic Bird Migratory Flyway between Northern New Jersey and Norfolk, VA. Without the beach protection, the meadows are destined for saltwater intrusion and failure as a water supply for local and migrating birds. While the air quality in Cape May Point is excellent, it was not always that way. A magnesite plant, located at Sunset Beach, was built in 1942 to secure a supply of refractory bricks used in the steel industry. The process used to manufacture bricks released plumes of alkaline material into the atmosphere. Native vegetation in the form of pines, cedars and oaks was destroyed. The plant was dismantled in 1984, but effects of the pollution are still being felt.
Vegetation Native vegetation in the Borough is found in three types of habitats; water bodies: beaches and dunes; and developed areas.
The saline waters of the Atlantic Ocean and the Delaware Bay provide habitat to vegetation commonly known as seaweed or sea vegetables. The fresh water of Lake Lily supports marsh mallow, phragmites and pond weed.
Both indigenous and introduced vegetation can be found on the beaches and dunes. Indigenous vegetation, such as American beach grass and Seaside goldenrod, and
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introduced vegetation, such as Rosa rugosa and Japanese black pine, do well in the low fertile soils and withstand the effects of salt spray and wind action. This vegetation has successfully strengthened the dune structure, and served the wildlife.
In developed areas, there are many well-known types of trees, shrubs and vines, both indigenous and introduced. A complete list of all forms of vegetation found in the Borough is provided in the ERI.
In 1990, the Environmental Commission wrote a Landscaping Ordinance that was adopted by the Borough as Ordinance 150.21. The thrust of the ordinance lay in the requirement of a landscape plan to be submitted prior to issuance of a building permit. The intent of the ordinance was to protect as much natural vegetation as possible and to replace that which was destroyed by construction. The complete ordinance can be found in the ERI or the Borough Land Use Ordinance.
Both from an environmental and economic viewpoint, it is important that this ordinance be followed. Because of the location of Cape May Point, it is an essential stopover point for migrating birds and butterflies. Vegetation provides the food and shelter required for wildlife to prepare for their crossing of the Delaware Bay. While this ordinance is well known to residents of Cape May Point, efforts should continue to make visitors and potential home or landowners aware of the Ordinance.
Wildlife Cape May Point has both permanent and transient wildlife populations. The list of birds sighted in the Borough alone is larger than that compiled by an entire state anywhere else in the Country. People from all over the world come to Cape May Point to observe the many types of birds and butterflies. An extensive list of marine and terrestrial wildlife can be found in the ERI. Also included in the ERI is a list of threatened and endangered species.
With the rapid growth in new home construction during the last few years destroying open space, the undeveloped areas that supply food, water and shelter to wildlife are diminishing.
Storm Water Management
Introduction This Municipal Storm water Management Plan (MSWMP) documents the strategy for the Borough of Cape May Point to address storm water related impacts. The creation of this plan is required by NJ.A.C. 7:14A-25, Municipal Storm water Regulations and contains all of the required elements described in N.J.A.C. 7:8 Storm water Management Rules. The plan addresses groundwater recharge, storm water quantity, and storm water quality impacts by incorporating storm water design and performance standards for new major development, defined as projects that disturb one or more acre of land. These standards are intended to minimize the adverse impact of storm water runoff on water quality and water quantity and the loss of groundwater recharge that provides base flow in receiving water bodies. The plan
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describes long-term operation and maintenance measures for existing and future storm water facilities.
A build-out analysis has been included in this plan based upon existing zoning and land available for development. The plan also addresses the review and update of existing ordinances, the Township Master Plan, and other planning documents to allow for project designs that include low impact development techniques. The final component of this plan is a mitigation strategy for when a variance or exemption of the design and performance standards is sought. As part of the mitigation section of the storm water plan, specific storm water management measures are identified to lessen the impact of existing development.
Goals The goals of this MSWMP are to:
Reduce flood damage, including damage to life and property; Minimize, to the extent practical, any increase in storm water runoff from any new development; Reduce soil erosion from any development or construction project; Assure the adequacy of existing and proposed culverts and bridges, and other in- stream structures; Maintain groundwater recharge; Prevent; to the greatest extent feasible an increase in non-point source pollution; Maintain the integrity of stream channels for their biological functions, as well as for drainage; Minimize pollutants in storm water runoff from new and existing development to restore, enhance and maintain the chemical, physical, and biological integrity of the waters of the state, to protect public health, to safeguard fish and aquatic life and scenic and ecological values, and to enhance the domestic, municipal, recreational, industrial, and other uses of water; and Protect public safety through the proper design and operation of storm water basins.
To achieve these goals, this plan outlines specific storm water design and performance standards for new development. Additionally, the plan proposes storm water management controls to address impacts from existing development. Preventative and corrective maintenance strategies are included in the plan to ensure long-term effectiveness of storm water management facilities. The plan also outlines safety standards for storm water infrastructure to be implemented to protect public safety. Storm water Discussion
Land development can dramatically alter the hydrologic cycle (see figure C-l) of a site and, ultimately, an entire watershed. Prior to development, native vegetation can either directly intercept precipitation or draw that portion that has infiltrated into the ground and return it to the atmosphere through evapotranspiration. Development can remove this beneficial vegetation and replace it with lawn or impervious cover, reducing the site's evapotranspiration and infiltration rates. Clearing and grading a site can remove depressions that store rainfall. Construction activities also may compact the soil and diminish its infiltration ability, resulting in increased volumes and rates of storm water runoff from a site. Impervious areas that are connected to each other through gutters, channels and storm
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sewers can transport runoff more quickly than natural areas. This shortening of the transport or travel time quickens the rainfall-runoff response of the drainage area, causing flow in downstream waterways to peak faster and higher than natural conditions. These increases can create new and aggravate existing downstream flooding and erosion problems and increase the quantity of sediment in the channel. Filtration of runoff and removal of pollutants by surface and channel vegetation is eliminated by storm sewers that discharge runoff directly into a stream. Increases in impervious area can also decrease opportunities for infiltration which, in turn, reduces stream base flow and groundwater recharge. Reduced base flows and increased peak flows produce greater fluctuations between normal and storm flow rates, which can increase channel erosion. Reduced base flows can also negatively impact the hydrology of adjacent wetlands and the health of biological communities that depend on base flows. Finally, erosion and sedimentation can destroy habitat from which some species cannot adapt.
Figure C-1: Groundwater recharge in the Hydrologic Cycle
In addition to runoff peaks, volumes, and loss of groundwater recharge, land development often results in the accumulation of pollutants on the land surface that runoff can mobilize and transport to streams. New impervious surfaces and cleared areas created by development can accumulate a variety of pollutants from the atmosphere, fertilizers, animal wastes, and leakage and wear from vehicles. Pollutants can include metals, suspended solids, hydrocarbons, pathogens, and nutrients.
In addition to increased pollutant loading, land development can adversely affect water quality and stream biota in more subtle ways. For example, storm water falling on impervious surfaces or stored in detention or retention basins can become heated and raise the temperature of the downstream waterway, adversely affecting cold water fish species. Development is responsible for removal of trees along stream banks that normally provide shading, stabilization, and leaf litter that falls into streams and becomes food for the aquatic community.
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Background The Borough of Cape May Point encompasses approximately 0.33 square miles of Cape May County, New Jersey within which reside approximately 250 permanent residents and a projected 3,750 seasonal residents. The Borough is located at the southernmost tip of Cape May County and yet has one of the few freshwater lakes found within the County, known as Lake Lily. This lake receives all of the storm water from the storm water system within the Borough from various outfall pipes. Figure C-2 illustrates the waterways in the Borough. Figure C-3 illustrates the Borough on a topographic map. The New Jersey Department of Environmental Protection (NJDEP) has established an Ambient Biomonitoring Network (AMNET) consisting of over 800 sites throughout the state to document the health of the state's waterways. These sites are sampled for benthic macroinvertebrates by NJDEP on a five-year cycle. Streams are classified as non-impaired, moderately impaired, or severely impaired based on the AMNET data. The data is used to generate a New Jersey Impairment Score (NJIS), which is based on a number of biometrics related to benthic macro invertebrate community dynamics. There are no AMNET sites in the Borough and no AMNET sites downstream of the Borough. The County and State have salt water monitoring programs to help ensure the safety of bathers.
There are no major rivers in the Borough; the Borough occupies ground in 2 different sub-watersheds and one major watershed. The major watershed management area is the Cape May (WMA16). The two sub-watersheds (HUC_14) are Pond Creek/ Cape May Canal West and Cape May Harbor and Bays. The Pond Creek watershed encompasses most of the Borough. Lake Lily receives storm water runoff from a large portion of the Borough, the lake then drains via pipe to Lighthouse Pond and then out into the tidal bay water system.
Cape May Point is a fully developed municipality. Much of the Borough's land use is designated as urban by the 1995 Land-Use maps. The Borough consists almost entirely of single-family homes with a mere two commercial properties, one a small convenience store/residence and the other an Audubon Society Nature Center.
Groundwater recharge areas provide baseflow for streams and wetlands, water for vegetation, and drinking water for residents not connected to the municipal source. These special areas can be seen on figure C-4 with corresponding recharge amounts.
Design and Performance Standards The Borough will adopt the design and performance standards for storm water management measures as presented in NJAC 7:8-5 to minimize the adverse impact of storm water runoff on water quality and water quantity and loss of groundwater recharge in receiving water bodies. The design and performance standards include the language for maintenance of storm water management measures consistent with the storm water management rules at NJAC 7:8-5.8 Maintenance Requirements, and language for safety standards consistent with NJAC 7:8-6 Safety Standards for Storm water Management Basins. The ordinances will be submitted to the county for review and approval by April 1, 2006. Borough inspectors will observe construction projects to ensure that the storm water management measures are constructed and function as designed.
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Plan Consistency The Borough is not within a Regional Storm water Management Planning Area and no TMDLs have been developed for waters within the Borough; therefore this plan does not need to be consistent with any regional storm water management plan (RSWMP), nor any TMDLs. If any RSWMP or TMDLs are developed in the future, this Municipal Storm water Management Plan will be updated.
This plan is consistent with the Residential Site Improvement Standards (RSIS) at NJAC 5 :21. The Borough will utilize the most current update of the RSIS in the storm water management review of residential areas. This Plan will be updated to be current with any future updates to the RSIS.
The Township's Storm water Management Ordinance requires all new development and redevelopment plans to comply with New Jersey's Soil Erosion and Sediment Standards. During construction, Borough inspectors will observe on-site soil erosion and sediment control measures and report any inconsistencies to the Cape-Atlantic Soil Conservation District.
Nonstructural Storm water Management Strategies The Borough has reviewed the master plan and ordinances, and has provided a list of the sections in the Borough land use and zoning ordinances that are to be modified to incorporate nonstructural storm water management strategies. These are the ordinances identified for revision. Once the ordinance texts are completed, they will be submitted to the County review agency for review and approval by April 1, 2006 (24 months of the effective date of the Storm water Management Rules). A copy will be sent to the Department of Environmental Protection at the time of submission.
The Borough Code was reviewed with regard to incorporating non-structural storm water management strategies. Several changes were necessary to incorporate these strategies. The following ordinances were reviewed and identified as complete, requiring change or introduction into Borough Code.
Ordinance Changes Necessary Storm water Control Ordinance – Ord#509- Complete - No Changes Necessary 06 Litter Control- Ordinance #263-88 Complete - No Changes Necessary Pet Waste - Ordinance #209-83 Complete - No Changes Necessary Wildlife Feeding – Ordinance #462-02 Complete - No Changes Necessary Yard Waste Collection Ordinance – Ord Complete - No Changes Necessary #511-06 Improper Disposal of Waste Complete - No Changes Necessary (Into Storm Sewers) - Ordinance #509-06 Illicit Connection – Ord #509-06, 510-06 & Complete - No Changes Necessary 511-06 Containerized Yard Waste – Ordinance #511- Complete - No Changes Necessary 06
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Land Use / Build-Out Analysis A detailed land use analysis for the Borough is not necessary. The Borough's undeveloped land is below the 1 square mile requirement outlined in the regulations. Figure C-5 illustrates the existing land use in the Township based on 1995/1997 GIS information from NJDEP and the HUC14s within the Borough. The Borough zoning map is shown in Figure C-6.
The following table shows the zoning labels used in the Borough.
Zone Abbreviations Light Residential R-l Public Grounds Zone P
Mitigation Plans This mitigation plan is provided for a proposed development that is granted a variance or exemption from the storm water management design and performance standards. Listed below is a hierarchy of options.
Mitigation Project Criteria The mitigation project must be implemented in the same drainage area as the proposed development. The project must provide additional groundwater recharge benefits, or protection from storm water runoff quality and quantity from previously developed property that does not currently meet the design and performance standards outlined in this plan. The developer must ensure the long-term maintenance of the project, including the maintenance requirements under Chapters 8 and 9 of the NJDEP Storm water BMP manual.
a. The applicant can select a project that is acceptable to the Borough. More detailed information on projects can be obtained from the Borough Engineer. If a suitable site cannot be located in the same drainage area as the proposed development, as discussed in option 1, the mitigation project may provide mitigation that is not equivalent to the impacts for which the variance or exemption is sought, but that addresses the same issue. For example, if a variance is given because the 80 percent TSS requirement is not met, the selected project may address water quality impacts due to a fecal impairment.
The Borough may allow a developer to provide funding or partial funding to the Borough for an environmental enhancement project that has been identified in this plan, or towards the development of a Regional Storm water Management Plan. The funding must be equal to or greater than the cost to implement the mitigation outlined above, including costs associated with the long-term maintenance requirements of the mitigation measure.
Goals And Objectives
oals and objectives for Cape May Point, as they relate to the Conservation Element G are as follows: Continue the rebuilding and maintenance program for the Lower Cape May County meadows, including the Cape May Point beaches, and protect dunes and beaches from further erosion.
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Preserve Lake Lily in its restored state, and maintain the lake in a suitable fashion for fish and other wildlife to survive.
Preserve and add to the native vegetation of the area.
Provide a healthy and wholesome environment for the native and migrating birds, butterflies, marine and terrestrial wildlife.
Encourage conservation of potable water.
Encourage and preserve “Open Space” where and whenever possible.
Maintain the high standard of air quality in Cape May Point.
Preserve our discounted flood insurance rate by following Federal and State building requirements.
Recommendations
Close contact with Federal and State officials on beach replenishment and protection projects should be maintained. All avenues of required funding should be pursued through letter writing, personal contacts, and hiring of consultants.
The restoration of Lake Lily should continue. Such restoration should include aeration facilities to maintain the oxygen level and a neutral pH value and continue to encourage migration by not feeding the birds.
The Landscaping Ordinance 150.21 should be revised to clarify its meaning and ease its enforcement. In addition, the Code Compliance Officer and Environmental Commission should jointly monitor approved landscaping plans to ensure compliance.
The names of recommended trees, flowers, and shrubs that can survive the environmental and soil conditions of Cape May Point and also provide a healthy environment for birds, butterflies, and terrestrial wildlife should be listed and provided to property owners. This information should also be available to local realtors and landscaping firms.
With Cape May Point already dependent on desalinized water from Cape May for drinking and cooking, water conservation must be stressed. Residential wells should be encouraged for watering lawns and other vegetation. Native vegetation should be encouraged for its relative lack of dependence on artificial irrigation.
Monitor all development and re-development to ensure that variances do not endanger community-wide flood insurance or community character or quality of life. Any development that creates increased vehicular traffic should be discouraged in order to preserve air quality and public safety on streets that also serve pedestrians and bicycle riders.
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Property owners should be provided literature and notices of seminars on beneficial ways to preserve “open space”. In this context, “open space” is meant to include not just public areas, but also sight lines and room for privacy and noise isolation on private lots.
As part of the community effort to preserve the 15% discount on flood insurance rates achieved by Cape May Point, building of basements, selection of construction materials, and land elevations must be monitored closely be the Construction and Zoning Official. Likewise, variances issued by the Board of Adjustments to flood plain regulations must be based on estimate hardship and other criteria as specified in flood and zone plan ordinances.
Policy In order to fulfill the land use related Conservation goals for Cape May Point, provisions to manage development should be established, including guidelines and standards related to: Exterior lighting on individual properties; Preservation of the maximum amount of permeable land surface on building lots.
The prospective conservation problems which Cape May Point must proactively confront are: Loss of native and migratory bird and other beach related wildlife due to environmental degradation, light pollution and lack of water recharge soils; Higher rates for water as regional demand increases.
There are areas within Cape May Point that are more vulnerable and arguably more essential to wildlife than other places, and protective measures should concentrate on these sensitive areas. Such areas include all the dunes and the environs of Lake Lily. In order to control the quality of water run-off that drains into the Lake from much of the Borough, homeowners and gardeners throughout the Borough should be encouraged not to use chemical fertilizers. In order to improve the ruggedness of the dune areas, natural vegetation, tolerant of poor soil and lack of irrigation, should be required within a fixed distance (to be specified by the Commissioners) of the dunes.
In less sensitive areas of Cape May Point, property owners should be encouraged to plant rugged vegetation, to use chemical fertilizers sparingly, and to practice water conservation.
Policy Guidelines/Recommendations In order to achieve best conservation practices, the Borough code should be amended in terms of landscaping guidelines, lighting standards, and carrying capacity for native habitat.
Landscaping plays more than an aesthetic role in the community. It has health and civil engineering functions which the Borough must consider in regulating development. Landscaping plays a role in:
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Noise reduction and privacy in areas of small lots; Glare and sun protection; Wind influence on microclimate. The long term effects of landscaping as it affects the public streetscape are a legitimate community interest. The Pavilion Circle is an example of landscape as architecture and, as such, should be protected from structural infringement on its borders.
Changes to the ordinance should recognize the following policy guidelines:
Exterior lighting, particularly spotlighting of facades and planting areas does not conform to the character of the community and is often harmful to fauna. As a result, exterior lighting on private property should be limited to pathways and driveways for safety purposes.
Landscaping plans submitted as part of the ordinance must be accompanied by a performance/maintenance bond which will be a percentage of the development cost. This bond will be held in escrow by the Borough for a period of two years to ensure the success of the plan.
While homes of considerable size are possible on a number of lots in Cape May Point, the Borough must consider water capacity and parking concerns in terms of conservation when approving large structures which may exceed the community character’s capacity during the peak season.
Issues For Further Consideration: Conservation overlay in the area surrounding Lake Lily; Requiring underground utilities for all new housing and renovated housing over a certain budget; Borough wide plans for staging the placement of all electric and telephone lines underground over the next ten years.
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Chapter 4 Recreation Element A prerequisite for the adoption of zoning ordinance provisions within the municipality
Background
he Recreation Plan, while not a mandatory element of the Master Plan, is one of the important optional plans authorized under enabling T legislation. The Recreation plan for Cape May Point, NJ is provided to maintain and support recreational activities which are consistent with the other elements of the Master Plan, specifically the Land Use Plan and Conservation Plan and take advantage of our natural elements and surroundings. The Plan will provide guidance as to resource planning and management priorities and strategies.
EXISTING CONDITIONS
ublic recreational areas comprise 46.3 acres of the Borough. This far exceeds the National Recreation Park Association recommendation of P 6.25 to 10.5 acres per 1,000 people. The following are identified as active and/or passive recreational areas:
Lake Lily is a freshwater body, covering 16 acres. Boating and fishing are prohibited, but the lake is surrounded by a grassy area dotted with benches that provide passive recreation opportunities for bird watching, picnicking, photography or just quietly sitting and enjoying the sounds and the beauty of the lake and the wildlife. This is a ‘carry in - carry out’ area and users must take their trash with them. Feeding of the waterfowl is discouraged.
Beach Park covers 27.1 acres and is located along the ocean and bay sides of the Borough. The park provides opportunities for such recreational activities as: swimming and sunbathing in designated and protected areas, surf or jetty fishing within designated locations and time frames, picnicking, bird watching, photography and other beach activities such as walking, jogging, or sports which will not have an adverse effect on other beach occupants. No activities are allowed on the dunes.
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Entranceway Park is a small decorative area located at the beginning of the main route into the Borough. The park covers 0.6 acres. A picnic table and small gazebo make the park an ideal place for a picnic.
Pavilion Circle Park comprises 2.3 acres and is located in the center of the Borough. The park serves as a hub for several Cape May Point streets. Recreational activities include volleyball, basketball, bird and butterfly classes, children’s games, concerts, picnicking and Easter egg hunts. The park is governed by a landscaping ordinance and is planted with flowers and shrubs. Local residents maintain the beautiful gardens of Pavilion Circle Park.
The quiet streets of the Borough are ideal for such recreational activities as walking, jogging, biking and rollerblading.
Goals And Objectives
he following is a summary of goals and strategies that Cape May Point must strive to achieve to support and maintain recreational activities which are consistent with the Conservation Plan and which take T advantage of our natural elements and surroundings:
1. Recreational uses of our beach areas of a nature ordinarily permitted in such areas should be encouraged and supported. Such uses should be determined by the Borough and would include the following:
a. Swimming and sunbathing in designated and protected areas.
b. Surf or jetty fishing within designated locations and time frames.
c. Other beach activities such as walking, jogging or other recreational activities, which will not have an adverse effect on other people occupying the beach.
d. No activities should be permitted which could be considered detrimental to the dune and beach stabilization, preservation and protection programs or which could have an adverse impact on the beach areas in general, including beach entrances.
e. The major beach protection and restoration projects, initiated by the Army Corps of Engineers and the Borough of Cape May Point, are essential to maintaining our beach recreational activities.
2. Lake Lily’s restoration to its former glory should be a priority. The lake provides the opportunity for recreational activities such as bird watching,
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3. Pavilion Circle should continue to be a focal point for recreational activities such as:
a. Bird and butterfly classes b. Volleyball c. Basketball d. Children and family games. e. Summer music concerts. f. Picnicking.
4. Our streets should continue to be used for recreational activities such as:
a. Bicycling b. Jogging c. Walking d. Rollerblading
In that regard, we should strive to maintain low vehicular traffic volume and low speed limits. Drivers should be made aware that walkers, joggers, bikers, etc. have the right of way under any circumstances.
Recommendation xisting recreational activities should be maintained and supported by E encouraging: 1. Low noise levels. 2. Low vehicular traffic volume and speed limits. 3. Care of our parks and other recreational areas. 4. Care and protection of beaches and beach entrances.
We need to support and encourage efforts to safeguard our recreational activities program by maintaining an effective beach patrol protection and training program, by cooperating and working with our local Police Department and most importantly through community involvement.
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Chapter 5 Historic Preservation Element Introduction The series of property owner surveys taken over the past 20 years1 has shown a consistent desire of the respondents to preserve the distinct community character of Cape May Point. This distinct character, however, can be difficult to define; each individual views Cape May Point from a unique point of view. What is of paramount importance to one may be less significant to another.
One of the components that property owners believe contributes to the distinct community character of Cape May Point is the presence of a significant number of structures built between 1875 and 1955 that can be considered historic and worthy of preservation.
This Historic Preservation Element of the Master Plan sets forth various recommendations, guidelines and strategies that may be useful in helping to preserve these older buildings from undesirable alterations or from needless demolition and replacement. In addition it presents the argument that the totality of Cape May Point, its structures, its landscape and its streetscape, together constitute the elements that contribute to its distinct character.
This section characterizes the historic context within which Cape May Point was established and its influence on the community's physical development over the past 130 years. It describes the style and form of the older buildings and the various features that help to define the distinctive character of Cape May Point's built environment.
The Master Plan calls for new non-restrictive ordinances that encourage historic preservation., but do not require it. Successful preservation will depend upon the voluntary cooperation of property owners and municipal agencies.
This Historic Preservation Element provides the historic background and context for the Borough's definition of "distinct community character"
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upon which its Historic Preservation Ordinance is based and it proffers the Borough's goals and strategies for historic preservation
Existing Conditions The tip of the peninsula of Cape May has a longer recorded history than any other .location within the bounds of the State of New Jersey. Because of its shape it was one of the most important landmarks for early explorers who charted bays and barrier islands. Verrazano, Hudson, Hendrickson, De Vries, Block and of course Mey all noted the Cape as they transited the coast in the 16th and 17th centuries. Their information was passed on to European cartographers and as early as 1610 the Cape began appearing on maps. By 1630 Cape May was depicted on sea charts as the most notable geographic feature of the lands that would later become the State of New Jersey.
Vast, dense, cedar swamps extending from the seashore to the bay, cutoff Cape May from the north. What the explorers found beyond the beaches was a heavy growth of black oak timber, pine and cedar surrounding a small body of fresh water now known as Lake Lily. Native Americans, the Lenni-Lenapes, who had networks of trails and lived along the banks of the lake during the summers, inhabited the area. They hunted game in the lush wooded area of the Cape that teemed with wildlife and harvested a variety of fish and shellfish from the nearby ocean.
On May 5, 1630 a meeting took place on the Cape's bay shore. Capt. Peter Heyssen of the Dutch ship Walrus and Gillis Hossett, former commander of the De Vries expedition represented a Dutch syndicate formed to establish whale fisheries on the New Jersey coast and Delaware Bay. In return "for a certain quantity of goods" Heyssen and Hossett purchased from ten Lenape representatives a tract of land at the bottom of the Cape (approximately 16 sq. miles). This was the first European deed for Cape May lands and the first recorded land purchase from Native Americans in the state of New Jersey.
With the ceding of the Delaware Valley by the Dutch to the English in the 1660's, the process of establishing land ownership began anew. The entire Cape peninsula became the property of Dr. Daniel Coxe, an owner of 22 proprietary shares in the province of West Jersey. Coxe never set foot on the Jersey Cape or ventured to the New World but did more to establish the pattern of colonial settlement and the character of Cape May than anyone else. A land agent was hired to clear titles, reaffirm earlier deeds and negotiate with the Native Americans. A purchase was concluded for a tract defined as an area from Goshen to Mt. Pleasant and Petersburg, along the Tuchahoe River to the Sea then running down the seaside around the point and back up the bay to Goshen. Title had been secured from the Lenape for sixteen gallons of rum, thirty two
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knives, some tobacco boxes, looking glasses, flints, combs, clothing articles and six Jews harps.
On January 20, 1692 the "West Jersey Society", an organization of 48 persons purchased the lands of Dr. Coxe for 9,000 pounds sterling and put moderate sized tracts of land on the market. Independent landlords and small farmers were able to purchase land because it was sold "fee simple".
As late as 1706 the only routes from Cape May to Burlington were by the river and over bridle paths which led "hither and thither" across and through the forest, swamps and marshes. As early as 1698 a sloop was owned in Cape May and in 1705 Capt. Jacob Spicer sailed the 16-ton sloop Adventure, owned by John and Richard Townsend, between Cape May, Philadelphia and Burlington.
A newspaper in Philadelphia, on July 1, 1801, advertised Cape May as a resort destination even though it took several days to make the trip. This was the start of a new era for Cape Island. Thousands of summer visitors arrived from New Jersey, Pennsylvania, Maryland, Virginia and New York flooding the Jersey Cape from July 1 to September 1 each season.
During the War of 1812, British warships (anchored at the mouth of the Delaware to form a blockade) would use Lake Lily to replenish their fresh water supply.
Visitors arriving by steamboat after 1828 made their way to Cape May City via a winding dirt track which cut through the wetlands to the north of Lily Lake. A less formalized side road branched off this track at a point just west of the lake and proceeded south to the site of a lighthouse. Although this made the southernmost point more accessible to the outside world, no development occurred; in fact no evidence has been found which would point to the use of the beach, marsh or meadow lands before 1847 for anything other than occasional hunting forays or turnout pasture.
Although the first lighthouse had been constructed a safe distance inland and 20 feet above sea level, the year 1847 found the structure sitting in the surf. A new tower was built approximately 400 yards to the northeast of the first and was built on three acres purchased by the United States Government from Alexander Whilldin who had come into possession of the area through marriage into the Stites family. The area had come to be known as Stites Beach.
The most notable event in the area occurred during the 1850's. An inspection of the second lighthouse in 1851 found it to be poorly built and by 1857 a congressionally appointed lighthouse board allocated 5—3
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monies for the third lighthouse. Two years later the old lighthouse was torn down but the base was preserved and transformed into a storage house, which remained until the 1950's when it was finally destroyed by erosion. Stones of that base remain in some private hands this day having been salvaged from the waves.
Not until 1852 did Cape May Point experience a major change in means of transportation to and around the region. In that year Capt. Wilmon Whilldin put the first steamboat on the route between Cape May and Philadelphia. The trip took from sunrise to sunset. Other boats soon followed. From Scheyichbi and the Strand comes this observation: "There are few finer trips than that down the lovely Delaware; the land disappears at last as the mid waters of the bay are crossed, and Sea Grove comes into view... ."
The West Jersey Railroad was completed to Cape May in 1866, reducing the time to only 2 hours from Philadelphia to Cape May.
In 1875, the Sea Grove Association, a largely Presbyterian body, was formed to establish a seaside resort where families with average incomes could find "a place of rest, where body could be recuperated after the wear and tear of a year's labor..." The point of Cape May was chosen as the site. Temperance organizations contributed to the founding of Sea Grove, Cape May County's third oldest resort community, after Cape Island and Beesley's Point. In that year Alexander Whilldin, who in addition to owning the land at the tip of the cape, was also a prominent wool merchant and president of the American Life Insurance Company transferred 266 acres of property at Stites Beach that he had inherited through marriage to the newly founded Sea Grove Association for $40,214.50.
The association included religious leaders, businessmen, and real estate speculators such as John Wanamaker (of the Philadelphia department store), William Sewell, Thomas Beesley, Downs Edmunds, and Franklin Hand, Whilldin's brother-in-law. The board of directors was Whilldin, Dr. V. M. D. Marcy, Edmunds, J. Newton Walker and Wanamaker.
The Sea Grove Association prepared rules that included the following deed restriction: "a clause for the purpose of restricting nuisances, forbidding the sale of any liqueur or permit any amusement or act inconsistent with the character of the place".
The Sea Grove Association hired James C. Sidney, a Philadelphia architect to design the new religious community's central Pavilion and to lay out the street plan. The Union Hall Association, organized by Whilldin, built the hotels, houses and boardwalk. Improvements to the town extended to the lighthouse as well. After first being exhibited at the
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Philadelphia Centennial in Philadelphia, a modern lifesaving station was moved to the oceanfront to the south of the lighthouse.
One of the most expensive improvements made to the site was the construction of the Cape May City Passenger Railway. A narrow gauge line was laid linking the newly laid out Sea Grove with the West Jersey Rail Terminal in Cape May City and the Steamboat Landing further to the west.
By the summer of 1875 the Pavilion, completed and able to house 1,550 to 2,000 people, was used for a place of worship. While the Pavilion was going up, a large force of workmen was engaged in grading streets and avenues and foundations were being laid so quickly that Sea Grove House was completed that summer. It stood on a bluff overlooking the ocean and in front was Beach Drive, 50 feet wide, where ladies and gentlemen in handsome carriages enjoyed afternoon drives. Numerous cottages and hotels were built during this time.
In 1878 the name of the post office was changed from Sea Grove to Cape May Point and although reports still appeared that all was well, by 1879 an article in the Cape May Wave remarked that the Sea Grove Association wanted to sell its holdings. Having invested $500,000.00, the Association was asking $225,000.00 and at public auction in April of 1881, great many holdings were sold for $120,000.00.
Early in the season of 1878 Episcopal services were held in the parlor of Cape House, continuing until a proper church was built.
During the summer of 1879 a "fine yellow pine frame" from the Philadelphia Centennial became available and during the winter it was purchased by Rev. W.R. Stockton and assembled on a lot secured from the Sea Grove Association. The church was named St. Peter's-by-the-Sea and was placed on the National Register of Historic Places in 1995 in part because it dates from the time of Sea Grove.
Building continued at a rather slow pace after The Sea Grove Association speculative venture ended. The Shoreham Hotel, opened in 1890, painted a vivid picture of life at the quaint and gracious Point in their informational booklet. Among other things they say, "The ground is high with fine farms and woods to the back. Picturesque and handsome cottages abound, generally standing in the midst of pleasant lawns, bright with the flowers that glow with vivid bloom right down close to the curling breakers. The style of architecture is pleasant and varied, the houses standing with certain amplitude of grounds that give to each and all fine views of the sea and forest and lake. The new cottages are not the ordinary seashore type of construction, but each strikes an independent note, each is carefully planned, not only to secure every convenience, but has pleasant nooks, niceties of construction, pleasant 5—5
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home1ike charms…." "There is a charm about these cottages that make them homes." "There is a delightful social life to this refined cluster of cottages not to be found in larger places".
The early houses of the nineteenth century were simple summer cottages, not intended for year round use. They were often two or three stories high, planned as simple rectangles with fairly steep gable roofs and deep eaves. Larger cottages added a wing for an el shape or two wings in a cruciform plan. Virtually all had open porches facing the street, some wrapping around the sides. Gingerbread was in fashion as the hallmark of the Victorian cottage. Windows were double-hung with a vertical mullion dividing the top and bottom sash. Cedar shingles covered the gable roofs and white pine clapboard was the most common siding. Three Victorian styles predominated: Carpenter Gothic, Queen Anne, and Italianate Villa, providing homogeneity of form with endless variations. Those remaining today comprise about 11 % of Cape May Point's housing stock.
The early twentieth century brought on an invasion of bungalows. Suddenly the previous pattern was reversed - no more two-story cottages were being built, just little one-story bungalows. More than a hundred sprang up from 1900 to 1955. They were often quite small, little more than a third the size of their two-story predecessors. Most had low gable roofs and small front porches, but instead of the open verandas common in the nineteenth century they were usually screened in and served as another room. Siding was still clapboard or wood shingles, but asbestos shingles replaced the more costly cedar shingles of the earlier houses. Well-kept lawns surrounded by picket fences were no longer de rigueur. Indeed some owners now preferred to retain the natural vegetation of their building lots. Few houses had the architectural pretensions of the past; they were built for shelter and economy, not for prestige. Those remaining today comprise about 23% of Cape May Point's housing stock.
From 1875 to the present, the numerous changes and modifications that have been made to most of these houses speak to the idiosyncratic tastes of their owners rather than to a serious diminishing of the house's architectural merit. It is this lack of uniformity, this diversity of shape, size and style, evident in every block in Cape May Point, which contributes to the distinct community character that this Historical Preservation Element is designed to conserve.
Definitions
Distinct Community Character - Cape May Point defines its "character" as being made up of the variety of physical forms, which historically have distinguished it as a beach community. These include,
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but are not .limited to, its irregular street patterns, its historical landscaping, its lake and lighthouse, and its diversity of housing forms.
Local Historic Site - A commonly accepted benchmark for the designation "historic site" is that the building be at least 50 years old. This is the criterion that Cape May Point has established for designation as a local historic site, because that benchmark age spans a construction period of more than 80 years that produced the delightful variety of building shapes, sizes, and styles that contribute to the distinct community character of Cape May Point.
Local Historic District - Cape May Point's local historic sites are distributed throughout the borough - not concentrated in several areas within the borough boundaries. The entire borough is, therefore, designated as the local historic district.
Historic Landscaping - Landscaping appropriate to the historic character and conservation concerns of Cape May Point. Historic Preservation Goal To preserve existing local historic sites within the local historic district because they contribute to the distinct community character of Cape May Point and to manage development so that it will have a positive affect on the distinct community character of Cape May Point.
Historic Preservation Strategies Consider the establishment of a Historic Preservation Commission whose primary function will be to inform residents as well as elected and appointed officials and board members of the value of historic preservation in preserving the distinct community character of Cape May Point. The Commission could have the following responsibilities:
1. Compile a list of properties that meet the criteria that apply to local historic sites. 2. Update this list and arrange for its annual availability to all property owners in the borough. 3. Pursue educational initiatives that keep property owners informed about local historical preservation issues. 4. Provide information to interested property owners about state agencies and organizations involved in historic preservation. 5. Encourage and assist interested owners whose property might qualify for listing on the New Jersey State Register of Historic Places to submit an application to the NJSPHO. 6. Establish an annual awards program for historic preservation initiatives. Categories could include the following: 7. The submission of an application to NJSPHO for listing on the New Jersey State Register of Historic Places 8. The appropriate restoration of a local historic site. 9. The construction 'of an appropriate addition to a local historic site.
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10. The construction of a new building that best reflects the distinct community character of Cape May Point. 11. Arrange occasional house and garden tours in both new and old properties that best reflect the distinct community character of Cape May Point. 12. Publicize and distribute the Design Guidelines that are part of this Element (Section I) and are applicable to proposed additions or changes to existing properties. 13. Educate property owners, especially those intending new construction, about the architectural history and distinct community character.
Historic Preservation Review There are reasons why any new restrictive ordinances imposed upon the changes to or disposition of these older buildings would be an unjust economic hardship to their owners. The nineteenth century cottages, for example, often require major improvement investments and face continuous repair costs to meet the housing expectations of today's homeowners. Many Cape May Point property owners do not have the financial resources to continue meeting these obligations.
The owners of the early twentieth century houses, on the other hand, face a somewhat different dilemma. To meet today's housing expectations owners would need to enlarge these undersized houses. In most cases, flood plain issues dictate the FEMA requirement that undertaking any alteration or addition means that the existing house and any additions must rest upon expensive new foundations. Demolition and replacement with new construction for these small houses, therefore, has often become a more reasonable alternative.
Because of these concerns the success of historic preservation will depend upon voluntary cooperation from property owners and municipal agencies.
All property owners applying for a building, demolition or landscape permit will be issued a copy of this Element.
All applicants for a building, demolition or landscape permit for construction will be encouraged to meet informally with the Commission.
Local Historic Sites (Preliminary survey, pending certification at a later date) The table below lists properties contain historic houses that were built between 1875 and 1955. Some of these properties have been identified through the research conducted by Dr. George Thomas in his 1986 survey of historic properties that was done for the Office of New Jersey
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Heritage, Division of Parks and Forestry, Department of Environmental Protection with New Jersey State grant FY 1986 ONJH-H86-139.
Additional historic properties have been identified by Joe J. Jordan, EFAlA, based on research of Cape May County tax records and his research for two books on the history of Cape May Point: Cape May Point - The Illustrated History: 1875 to the Present. Atglen, PA: Schiffer Publishing Ltd., 2003 and Cape May Point - Three Walking Tours of Historic Cottages. Atglen, PA: Schiffer Publishing Ltd., 2004.
Table 13 - Local Historic Sites (Preliminary survey, pending certification at a later date) # Current Owner - 2005 # - Street 1875- 1901- 1900 1955 1 Leoncavallo, E 307 Alexander X 2 Krueger, E 308 Alexander X 3 Killian, C 317 Alexander X 4 Larkin, T 400 Alexander X 5 Handlin, H 406 Alexander X 6 Salemo, J 514 Alexander X 7 Eisele, E 216 Brainard X 8 Williams. E 218 Brainard X 9 Bennett, R 306 Brainard X 10 Ottavio, D 316 Brainard X 11 Dobash, E 319 Brainard X 12 Condominium 321-323 Brainard X 13 Donaghy, A 302 Cambridge X 14 Fisher, F 311 Cambridge X 15 Hall, R 404 Cambridge X 16 Russell 407 Cambridge X 17 Crellin, W 413 Cambridge X 18 Carr, M 415 Cambridge X 19 Morrison, M 419 Cambridge X 20 Fennell, R 305-307 Cambridge X 21 Lee, B 408 Cambridge X 22 Cornell, P 201 Cape X 23 Thorington, A 206 Cape X 24 Schuster, K 207 Cape X 25 Lundbeck, M 300 Cape X 26 Marianist Society 301 Cape X 27 Condominium 304 Cape X 28 Karisson, K 306 Cape X 29 Jordan, J 309 Cape X 30 Penico, F 311 Cape X 31 Theobald, E 310 Cape X 32 Landenberger, M 312 Cape X 33 Goldenberg, S 315 Cape X
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34 CMP General Store 500 Cape X 35 St. Agnes Catholic 501 Cape X Church 36 Dowling, N 505 Cape 37 Beadle Memorial 506 Cape X Church 38 Chiemingo, R 513 Cape X 39 Grubb, R 600 Cape X 40 Kelly, M 601 Cape X 41 Grubb, N 602 Cape X 42 McDowell, W 607 Cape X 43 Moffatt, R 700 Cape X 44 Knopp, M 709 Cape X 45 Falzone, S 705-707 Cape X 46 Smith, L 710-714 Cape X 47 Hofstetter, R 507 Cedar X 48 Strine, K 207 Central X 49 Brent, R 300 Central X 50 Masciantonio, V 302 Central X 51 Volkman, R 307 Central X 52 Alvarez, A 308 Central X 53 Polgardy, P 309 Central X 54 Falk, M 310 Central X 55 Greenberg, G 312 Central X 56 Richmond, R 313 Central X 57 Fazio, J 314 Central X 58 Kaut, C 315 Central X 59 Micheneer, E 317 Central X 60 Bland, J 403 Central X 61 Keiser, R 404 Central X 62 VanHeeswyk, J 407 Central X 63 Wyatt, L 409 Central X 64 Hagen, E 605 Chrystal X 65 Frost, B 205 Coral X 66 Denny, D 304 Coral X 67 Richards, M 204-206 Coral X 68 Seither, R 601 East Lake X 69 Tracy, L 715 East Lake X 70 Audubon Society 701-703 East Lake X 71 Bew, R 719-723 East Lake X 72 Hausladen, J 209 Harvard X 73 Yevish, I 405 Holly X 74 Remy, J 407 Holly X 75 Brethwaite, J 504 Holly X 76 Bierut, M 507 Holly X 77 Rupp, D 205 Knox X
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78 Mandley, 207 Knox X 79 Mandley, 209 Knox X 80 Congalton, G 211 Knox X 81 Cassway, E 213 Knox X 82 Huber, J 215 Knox X 83 Sarchese, V 217 Knox X 84 Kurtz, R 219 Knox X 85 Kernicky, J 308 Knox X 86 Schupert, W 314 Knox X 87 Speer, L 316 Knox X 88 Martin, R 320 Knox X 89 Sister of St. Joseph 100 Lehigh X 90 Sister of St. Joseph 101 Lehigh X 91 Sister of St. Joseph 106 Lehigh X 92 Coleman, D 206 Lehigh X 93 Gentile, P 205 Lighthouse X 94 Morris, C 213 Lighthouse X 95 MacConnell, B 503 Lighthouse X 96 Casey, P 720 Lighthouse X 97 Oleson, E 101 Lincoln X 98 Kurtz, F 104 Lincoln X 99 Dickhart, W 107 Lincoln X 100 Pagano, P 310 Lincoln X 101 Buttercup Cottage 303 Lincoln X 102 Berghaus, E 306 Lincoln X 103 Collier, G 311 Lincoln X 104 McCausland, D 313 Lincoln X 105 D’Avanso, R 401 Lincoln X 106 O’Shea 402 Lincoln X 107 Lausch, N 405 Lincoln X 108 Balmer, G 407 Lincoln X 109 Hamilton, V 409 Lincoln X 110 Sandager, H 411 Lincoln X 111 Halvorsin, L 413 Lincoln X 112 Olson, K 415 Lincoln X 113 Sutherland, R 400 Oak X 114 Avendschein, W 101 Ocean X 115 Bally, L 200 Ocean X 116 Somewhere in Time 202 Ocean X Condominium 117 Klimashousky, W 209 Ocean X 118 Bretherick, D 308 Ocean X 119 Nason, T 309 Ocean X 120 Kania, J 312 Ocean X 121 Hilsbos, C 314 Ocean X 122 Riposta, A 315 Ocean X
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123 O’Shea, R 504 Ocean X 124 Green, D 506 Ocean X 125 Petrelius, D 507 Ocean X 126 Osmont, G 509 Ocean X 127 Duboske, M 511 Ocean X 128 Burton, G 512 Ocean X 129 Dera, B 513 Ocean X 130 Pfender, W 513 Ocean X 131 Friedman. J 515 Ocean X 132 Giordano, F 603 Ocean X 133 Jake’s Familt Ltd 203-205 Ocean X 134 Bretherick, J 304-306 Ocean X 135 Cook, R 409 Oxford X 136 Bretherick, B 408 Pavilion X 137 Stuebing, J 503 Pearl X 138 Purcell, F 507 Pearl X 139 Shepaherd, S 509 Pearl X 140 Evans, C 510 Pearl X 141 Lindsay, W 514 Pearl X 142 Clark, S 517 Pearl X 143 Bryfogle, K 520 Pearl X 144 Axelsson, M 605 Pearl X 145 Shugar, B 524-526 Pearl X 146 Gallagher, M 303 Princeton X 147 Dietch, S 306 Princeton X 148 Kritikos, H 308 Princeton X 149 Hagy, P 311 Princeton X 150 Kieser, F 402 Princeton X 151 Baldwin, J 403 Princeton X 152 Greer, G 406 Princeton X 153 Danielewicz, A 407 Princeton X 154 Barrett, G 408 Princeton X 155 St. Peters-by-the-sea 102 South Lake X 156 Baker 105 South Lake X 157 Mullock, R 202 South Lake X 158 Herker, W 302 South Lake X 159 Mitchell, M 306 South Lake X 160 Kennedy, M 316 South Lake X 161 Mather, J 317 South Lake X 162 Kely, M 215 Stites X 163 Lazaroff, E 217 Stites X 164 Scott, R 218 Stites X 165 Hiderbrand, F 219 Stites X 166 Condominium 221 Stites X 167 Gilligan, M 302 Stites X 168 Leming, J 305 Stites X
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169 Kennedy, P 318 Stites X 170 McLeish, S 504 West Lake X 171 Burkhard, E 508 West Lake X 172 Hiz, H 602 West Lake X 173 Renzulli, M 704 West Lake X 174 Eadline, D 706 West Lake X 175 Knopp, M 708 West Lake X 176 Donaldson, D 103 Whilldin X 177 Tokarsky, E 104 Whilldin X 178 Blumenfield, B 206 Whilldin X 179 Kerry, A 101 Yale X 180 Hauser, Z 108 Yale X 181 Gross, J 111 Yale X 182 Adas, M 204 Yale X 183 Gasper, R 207 Yale X 184 Price, B 305 Yale X 185 Sweetman, D 307 Yale X 186 Koning, P 309 Yale X 187 DeMarco, E 312 Yale X 188 Wagner, W 403 Yale X 189 Keish, B 405 Yale X 190 Benoit, F 408 Yale X 191 CMP Volunteer Fire Co. 412 Yale X 192 Kramer, J 413Yale X 193 O’Connell, E 414Yale X Map of Local Historic Sites (See Attachment B)
Building Design Guidelines The following guidelines should be taken into account by the architect and owner .in the design of additions to existing houses,. or in the design of new construction, to help preserve the distinct community character of Cape May Point. The guidelines, however, are voluntary, not compulsory. There may be instances where the application of some of these guidelines would be inappropriate or impossible.
Table 14 - Building Design Guidelines
Desirable Undesirable House Form On a bungalow style - gable roof House elevated to with pitch of 1: 1.5 or steeper provide carport space On a 2 story house - gable roof Single pitch shed roof with pitch of 1: 1 or steeper Roofs or flat roof with deeper eaves Gable roof with low Single or grouped dormer windows pitch Main entrance on street facade Excessive bays and
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On corner lots - both street facades treated wings as equals Exterior stair to second floor Main entrance on side of house Garage doors on street facade Windowless or barren street facade Facade Wood clapboard or cedar shingles Concrete block, brick, Materials stone or plywood Porches Open furnishable entry porch on porches enclosed to street facade Covered entrance create a new room porch or portico on street facade Windows Double hung sash - single or Excessive variety of grouped frames window shapes Wood trim surrounding window frame Other Elements Detached garage to the rear of the Imitation window house shutters Imitation Victorian bric-a-brac False balconies Landscape Traditional wood picket fences Crushed stone or gravel Elements Wooded or natural seashore groundcover setting with native flora Excessive grass lawns Dark colored crushed stone for on- Parking pad in front of site parking main house entrance New plastic fences
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Chapter 6 The Economic Element
EXISTING CONDITIONS 1 ape May Point is a residential community with almost no commercial activity. The borough is recreation-oriented in keeping C with a seashore community. The following commercial and public entities represent the labor market:
1. Cape May Point General Store; The store is open on a seasonal basis employing the owner and four or five part-time employees at any given time during the season.
2. Cape May Bird Observatory, Northwood Center; The observatory employs four full-time employees, though additional employees from the main office in Goshen, NJ, are often on site. Numbers of volunteers also staff the store and supervise bird and nature walks and other related activities. The observatory’s bird and butterfly classes and walks, as well as other nature-oriented activities, bring tourists, birdwatchers, nature- lovers, etc. to this and surrounding communities. The activities of the CMBO constitute the primary thrust to the area ecotourism.
3. United States Post Office; The Post Office employs two persons, one of who is part-time.
4. Patton’s Italian Ice; The business is owned and operated by family members. There are no other employees. The Ice is sold to the public on St. Peter’s Beach during the summer season only.
5. Municipality; The borough employs a Municipal Clerk and a Financial Officer on a part-time basis. In addition, there is a Code Enforcement Officer, Tax Assessor, Tax Collector, and an Construction Officer. Public Works is staffed with one full-time superintendent and part-time workers on an as-needed basis. During the summer, numbers of lifeguards, beach tag checkers, etc. are added, swelling the employee total to some 90 persons. Beach tag fees are charged to underwrite the additional costs.
6. Religious:
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i. Marianist Family Retreat Center; The Center employs 7 full-time employees, 3 of whom are clergy. There are 4 part-time employees. They host 34 weekend retreats per year, with an average attendance of 40 persons. In addition they hold 9 weeklong retreats, between June and August, with 50 to 52 attendees, on average. The other days are days of reflection, averaging 25 attendees.
ii. St. Mary by the Sea Convent; This convent is a summer operation, only, supervised by one nun. There are no employees, all workers are volunteers. There are 6 or 7 retreats per year, each having 75 to 90 attendees.
iii. St. Peter’s by the Sea Episcopal Church; This church is open only in the summer, and there are no employees.
iv. Union Chapel; This chapel is often in use out of season, but, again, there are no employees.
v. Beadle Memorial Presbyterian Church; Again, seasonal use, only, no employees, served by visiting ministers, only.
vi. St. Agnes Catholic Church; This is a mission church of the parish in Cape May, open only in summer.
7. Private House Rentals
n keeping with the recreational aspect of the community, many homeowners rent their properties, or parts thereof, during the I summer season. There is a borough-licensing program in place, involving the payment of a $35.00 fee so that the process may be somewhat monitored.
In an economic way, Cape May Point is unique because of its modest commercial development, thus maintaining the quiet, residential atmosphere that prompts its residents to settle or to purchase second homes here.
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GOALS AND VISION
hree borough-wide surveys (1977, 1985, and 1993) have established that the population of Cape May Point feels that the T borough is a highly valued and very much appreciated place to live, either permanently or as a second home
The Borough’s citizens do not want additional commercial development.
FUTURE NEEDS
N o change.
RECOMMENDATIONS
D iscourage any re-zoning for commercial activity.
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he preparation of the Communities Facility Element would be remiss not to mention the unique nature of Cape May Point. As a small, residential, seaside community, our definition of facility is expansive T compared to less advantageously situated municipalities. W1hile our buildings and fixtures may be few, our proximity to the Atlantic Ocean and the Delaware Bay provides natural facilities beyond the ability of man to duplicate. Besides the correspondent activities of beaching, boating, fishing, etc., we occupy one of the important way stations for migratory birds and butterflies along the Atlantic Flyway.
The natural beauty of the southern peninsula of New Jersey contributes to the intangible, psychic facility of “peace of mind.” Very few communities have innate characteristics that dominate its very existence. Cape May Point is one of the privileged few. It evokes a “Masters” Plan.
Having received “Designated Village Center” recognition from the State of New Jersey, it is the will of the citizenry to maintain and/or improve our present circumstances through judicious management of our man made natural facilities.
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EXISTING CONDITIONS AND FACILITIES
he facilities of the town consist of both public and privately owned T properties which are used by a wide representation of the residents. 1. Public Facilities
a. The Municipal Building, located on Lighthouse Avenue next to the Lighthouse, servers as the town administrative center. The Municipal Clerk and Chief Financial Officer and other officials on a varying time schedule staff it. The building houses offices for the above personnel and also for:
1. Mayor and Commissioner 2. Emergency Management Officer 3. Code Enforcement Officer 4. Tax Assessor 5. Tax Collector 6. Conference Room 7. Lifeguard’s headquarters and storage room
Built in 1996, the building is in excellent condition and will satisfy the Borough’s need for the foreseeable future.
b. The Public Works Building is located on Lighthouse Avenue at Sunset Boulevard about one half mile from the Municipal Building. It is staffed by one full time Superintendent and various part-time workers, depending upon need throughout the year. The building houses two trucks, front end loader, tools, supplies and assorted equipment for its primary function of maintenance of all public property, including the town’s water and sewer systems. Outside the building is a 20kw standby generator for the waste water pump that keeps the Drainage West operating during storms and power outages. (Drainage West is the facility to lower the water level in Lake Lily during potential flooding situations.) The facility, built in 1982, will be expanded in the year 2002 for more storage space and to include a new 100kw portable generator for drainage West Programs.
c. Cape May Point Water Utility is located on Sunset Boulevard, west of the town entrance gates at Cape Avenue. The facility is automated and unstaffed, consisting of a Pump House and a thirty- two foot high storage tank with a 250k gallon capacity. All houses in the Borough are connected to the water and sewer systems. This facility has a 125kw standby generator to keep the water flowing during power outages.
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d. Fire Station 58 is located at 412 Yale Avenue and is a fully functioning volunteer company. It houses three fire trucks and a utility van; and also provides meeting rooms for many community needs:
1. Borough meetings
2. Polling place
3. Emergency management rescue center (the firehouse is the emergency shelter when the Borough is inundated by storm water. It has a 30kw emergency generator to handle power outages.)
4. Meeting room for the Civic Club and Taxpayers Association
5. Site of several organizations’ bazaars and public dinners
e. The Post Office is a public function housed in a privately owned structure. One full time staff and one or more part-time clerks are on duty weekdays and Saturday mornings.
f. The Beaches wrap around two sides of the town, and are for recreational use; subject to Borough ordinances. The beach area is the community’s most important asset and probably its largest current and future problem. The dunes and beaches must be stabilized to the greatest degree possible. The unique nature of Cape May Point is threatened by the current erosion situation. There are three different programs in different stages of implementation to curtail the dune bases with rock revetments, gabion baskets, offshore cement beach saver reefs and sand replenishment pumping onto the beaches.
g. Pavilion Circle Park is located at the hub of Cape, Ocean, Central, Cambridge and Oxford Avenues in the center of town. This is an open space village-green common area which hosts band concerts, picnics and general recreation. It is maintained by a partnership of Borough and volunteer workers (“The Bedfellows” keep the flower gardens looking nice all year long). The site includes two pumps for the sewage transfer station and the fire klaxon.
h. Lake Lily is one block east of Pavilion Circle Park on either Central or Oxford Avenues. It is a passive recreation fresh water lake site. The lake is in need of remedial efforts to address eutrophication problem. A funding delay has been resolved and a plan to dredge and clean the lake is being developed. Completion anticipated first half of 2003.
i. Entrance Park, located at the town gates at Cape Avenue and Sunset Boulevard; at the mouth of Lake Lily is a small, well kept area for picnicking or sitting on benches to enjoy the green grass, trees and
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shrubbery. An irrigation system for the area will be installed during 2003 fir the area.
j. While not in Cape May Point, the New Jersey Cape May Point State Park is adjacent to the Lighthouse and the Cape May Point Municipal building on Lighthouse Avenue. It includes bird observatory decks, the Lighthouse, parking, beach access and a Nature Museum.
k. The streets and roads in the town have solid road beds and are in good condition and used extensively for walking, biking, jogging and bird watching.
2. Semi-public Facilities
a. Cape May Bird Observatory is located at the North end of Lake Lily on East Lake Drive is an educational and retail supplier of information and articles concerning birding in the Cape May Point Area.
b. Municipal Utility Authority Collection Station is located at Yale and Coral Avenues is Cape May County owned and is an unstaffed pumping station. Sanitary Sewage is pumped from this to the Sewage Treatment Facility on the north side of Sunset Blvd.
All of the churches listed below, as well as Saint Mary’s Retreat House are only used during the summer months.
c. Saint Peters by the Sea Episcopal Church is located at East Lake Drive and Ocean Avenue at the beach.
d. Saint Agnes Catholic Church is located at Cape Avenue at Pavilion Avenue at the circle.
e. Union Chapel is located at Cape Avenue at Pavilion Avenue at the circle.
f. Beadle Memorial Presbyterian Church is located on the 400 block of Cape Avenue.
g. Saint Mary’s by the Sea Convent is located at Lincoln Avenue between Lehigh and Lighthouse Avenue. It is host to vacationing nuns from all over the United States and Canada.
h. The Marinists Family Retreat Center at Yale and Cape Avenues is a year round retreat house that has open activities for all residents.
Although the Borough does not have any education buildings, the Cape May County Library Bookmobile visits Cape May Point each Friday at Yale and Ocean Avenues.
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GOALS AND RECOMMENDATIONS
a. In addition to the plans previously mentioned in the specific sections, we recognize the need to plan for keeping as much open space as possible. One effort in this direction is a proposed Educational Theme Park at Lighthouse and Coral Avenues, which is the site of the remains of an old sailing ship.
b. Of all new projects or plans, the highest priority must be attached to the beach stabilization and replenishment programs. The failure to hold the ocean and bay from encroaching further would negatively effect all phases of our facilities and perhaps our existence as a town.
c. Sources of funding include general funds of Cape May Point, State of New Jersey and U.S. Government moneys. The borough commissioners continue an aggressive and, to date, successful search for grants and long term funding to help insure the town’s resources and facilities will be here for all future generations to enjoy. Continued grant research and application efforts should be further encouraged. The established funding formula is: 65% Federal, 27% State, 8% Municipal.
d. Overhead utility lines, esthetically displeasing, are pervasive throughout the community. While expensive to place underground, a long term approach to reducing these lines should be pursued.
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Chapter 8 Circulation Element Introduction 1 he borough of Cape May Point is a unique area best known as a seashore, wildlife and retirement community. This section of the Borough's Master Plan T will concentrate on the uniqueness of its physical size, adjacent borders, location to other communities and shopping, local attractions, number of residents and visitors and how these elements interact on and with our roadway, sidewalks and pathway infrastructure.
Existing Conditions 1. Transportation Infrastructure
The Borough of Cape May Point is located at the southwest corner of the Cape May Peninsula. It is a residential community bordered by State owned natural wildlife preserves where the Atlantic Ocean meets the Delaware Bay. The Point is made up of approximately 7 1/4 miles of roads. With the 2005 completion of Cambridge Avenue, all of the Borough owned roads will have been reconstructed between 1993 and 2005. Cape May County owns and maintains three roads (maintenance includes storm debris and snow removal, annual storm drain cleaning and road relining). The three county owned roads are Cape Avenue, Lincoln Avenue (Route 651) and Lighthouse Avenue (Route 629). Lighthouse Avenue is the primary road used by tourists traveling to the Lighthouse, the State Park and for general access to the eastern and southern sections of the Borough. Lighthouse Avenue was reconstructed in 1996, Cape Avenue was reconstructed in 2003 and Lincoln Avenue is scheduled for reconstruction.
There are two areas where sidewalks are used every day. The first is around and through Pavilion Circle Park, which connects the General Store and three of our local churches. The other is the south side of Yale Avenue, from Cape to Lake Avenues, which services the Firehouse, Post Office and Bookmobile. Other sidewalks used part-time are located in the areas of our other religious establishments (St. Mary's, St. Peter's and The Marianist's). The remaining isolated sidewalk segments serve no purpose.
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Motor vehicles, pedestrians and bicyclists p1us roller blades, wheelchairs, skateboards, scooters and baby strol1ers share the roads.
2. Transportation Demand
a. Local Demand
Our residential population varies considerably by season. Our year round population is approximately 250. That number increases to 1500 on many weekends and then swells to 2500 during the peak summer months. Since we live within an area that is only one-third of a square mile, many people find walking a convenient way to move around the community. However, inclement weather, physical handicaps, transporting of heavy items, or taking young children to the beach does for some necessitate the use of a car. Similarly, due to the relative isolation of the: community from Cape May, North Cape May and the nearest significant regional mall(45 miles away), vehicle usage by our residents can be a necessity.
b. Tourist Demand
Many tourists and visitors come throughout the year to enjoy the local attractions and activities. These attractions and activities include the following:
1. Cape May Point State Park and Lighthouse (approximately 1 million annually)
2. Cape May Bird Observatory
3. Lake Lily
4. Migratory Birding
5. Monarch Butterfly Tagging and Migration
6. Jetty Fishing
7. Beaches
8. Religious Institutions
9. The General Store 10. Pancake Breakfasts and Spaghetti Dinner
11.Annual Bazaars
12.4th of July Bike Parade
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13. 2 & 5 Mile Run
Many times, these visitors and tourists drive through our Borough and are unfamiliar with our roads, stop signs, pedestrian/bicycle travel, beach entrances and local regulations. Therefore safety for our residents and visitors as they share our roads continues to be a major area of emphasis. Goals and Recommendations 1. GOAL: The circulation goal of Cape May Point is to be a pedestrian oriented community with the streets part of the "life" of the village. This village life includes the streetscapes. The streets of the Borough are part of our "living yard". Development in the community must be grounded on maintaining pedestrian use of our streets and on preservation of the traditional streetscapes (as defined in the character of Cape May Point).
As Cape May Point gets more and larger homes, we get more cars, resulting in increased traffic and more street parking which can be a safety hazard and interferes with the interaction of houses with street life. We recognize the necessity of cars but hope to minimize their impact in order to promote and maintain pedestrian primacy on the streets.
2. RECOMMENDATIONS
No new curbs or sidewalks without a review by a municipal agency. Curbs and sidewalks should only be granted if an alternative is not feasible or economically justified with possible elimination of unnecessary existing sidewalks.
Street signs should be updated and maintained. Signs should be uniform
Do not widen any road beyond its existing width, unless extenuating circumstances indicate a different course of action is necessary.
a. Maintain beach entrance platforms which provide accessibility to the beaches where the dune slope allows.
b. Create additional viewing platforms,
c. Encourage more beach goers to bring their supplies in carts and wagons rather than by car.
d. Install additional bike racks at busy beach entrances.
e. Paint white stop lines at all stop sign locations.
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f. Explore traffic-calming techniques at busy intersections, on roads where speeding is a problem, and seasonally at the approaches to busy beach entrances.
g. In conjunction with the "Land-use" section of the Master Plan, create a comprehensive plan for the use and maintenance of the Borough Right - of Way (R-O- W). This Comprehensive Plan would address the following issues:
1. Off-street parking for two vehicles. 2. Promote shared driveways. 3. Driveways and sidewalks in the R-O-W 4. Pedestrian friendly landscaping in the R-O-W 5. Visibility (intersections and entire R-O- W) 6. No private signage in the R-O- W. 7. Garbage corrals
h. Continue to work with State Park Officials to address the particular needs and impact. of visitors on both of our areas. (Specifically: birders, lighthouse climbers, museum and beachgoers)
i. During future roadwork/maintenance, consider narrowing Borough roads that exceed the 24 ft. width.
j. Eliminate any centerlines currently in place on Borough roads.
k. Maintain entranceway pillars.
l. Review the cost of maintaining the entire transportation infrastructure and develop a financial plan to sustain the excellent condition of our roads in the future
.
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Chapter 9 The Recycling Element
Introduction 1
hith the enactment of the Statewide Mandatory Source Separation and Recycling Act on April 20, 1987, New Jersey became the first state in the nation with a W comprehensive program designed to deal with recycling. In August 1990, a task force recommended a 60% recycling rate of the total waste stream. This recommendation, along with others, was adopted by the governor and became policy guidelines under which the state’s twenty-two districts must operate.
BACKGROUND AND EXISTING CONDITIONS
n compliance with the state mandate, the Borough of Cape May Point, commencing April 1, 1988, has established a mandatory recycling ordinance (No. 261-88), which is I enforced by the Department of Public Works. This ordinance calls for the mandatory separation of mixed paper, glass and aluminum within the Borough of Cape May Point. Additional recyclable materials can be added to the mandatory separation program by appropriate resolution of the Board of Commissioners of the Borough. The mixed paper shall be placed in brown grocery bags or placed in a container provided by the Borough for such use. Glass and aluminum are to be placed in a hard plastic reusable container, which can be provided by the Borough. Garbage and recyclables are to be put out at the curb after 5:00 pm the day before collection. The Borough provides residents with a collection schedule at the beginning of each year. In addition to the regular collections, the Borough provides special times for the pick-up of recyclable branches, limbs and leaves, as well as, days for the pick-up of household items and discarded Christmas trees.
The Borough participates in the Cape May County Regional Recycling Program and supports the Cape May County District Recycling Plan. The county provides facilities for the collection of tires, oil based paint, used motor oil, pesticides and herbicides, antifreeze, gas and kerosene, cleaning products and other hazardous waste materials.
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CONCERNS AND ISSUES
his system works well except that, especially in the summertime, garbage and recyclables are put out too early and not put back on time due to the presence of summer visitors and the timing of their occupancy in rental homes. This problem T has been looked at, but, at this time, no solution has been found. GOALS AND RECOMMENDATIONS
he Borough should investigate methods to educate the seasonal population regarding the required Recycling Program. Notices could be distributed to T all rental properties for mandatory posting. The presence of garbage cans in the front of homes in the community is esthetically displeasing. It is understood they are at curbside for convenience and cost, but attractive alternatives should continue to be pursued.
Materials Mandated For Recycling
Including newspaper, magazines, office Paper Products paper, junk mail, corrugated and kraft grocery bags Including clear, green and brown food and All Food & Beverage Container Glass beverage bottles Including food, beverage, soap, detergent, Mixed Plastic PET & HDPE Containers health and beauty aids plastic containers Including food, beverage, pet food, and Aluminum & Steel (tin) Cans empty aerosol cans Leaves All Ferrous and Non-Ferrous Scrap Excluding auto truck bodies Including bulky household metals such as White Goods refrigerators, washers, dryers, ovens and water heaters Used Motor Oil Including crankcase oil and similar oils Including motor vehicle, aviation and Lead Acid Batteries & Rechargeable marine batteries; rechargeable SLA and NiCd batteries Consumer Batteries
Materials Recommended For Recycling
Including worn truck and passenger car Tires tires From commercial and institutional Food Waste sources only Grass Clippings and Christmas Trees Tree Branches & Tree Stumps Including all sizes of vegetative or land
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clearing wastes Including computers and all peripherals, Used Electronics TVs, Stereos, Radios Non-Chemically Treated Construction Wood & Wood Pallets Asphalt and Concrete Auto and Truck Bodies Antifreeze
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