Township of Middletown

Master Plan

October 27, 2004

Prepared by the Middletown Township Department of Planning and Community Development

Anthony P. Mercantante, PP, AICP Jason A. Greenspan, PP, AICP Director of Planning Senior Planner PP Lic. # 4881 PP Lic. #5460

MIDDLETOWN MASTER PLAN

P LANNING B OARD

Judith H. Stanley, Chairman John Deus, Vice Chairman* Bernadette McManus, Mayors Designee Cliff Raisch* Rosemarie D. Peters Anne Prewett William Warters* Mary Lou Strong Carl Rathjen* Candace Cade, Alternate 1 Maureen Unsinn*, Alternate 2

* Members Participating in Master Plan Update

Lawrence A. Carton III Planning Board Attorney

DEPARTMENT OF PLANNING AND COMMUNITY DEVELOPMENT

Anthony P. Mercantante, P.P., AICP Director Jason Greenspan, P.P., AICP Senior Planner Eleanor L. D'Antoni, Planning Department Secretary Rosemary Minear, Planning and Zoning Board Secretary

GIS Consultant – Maser Engineering Environmental Consultant – T&M Associates

Cover Photos (left to right from top left): Navesink River and Hartshorne Woods; Middletown Cultural Arts Center; Chapel Hill Front Range Light at the Leonardo waterfront; Leonardo Elementary School; Campbell’s Junction storefronts; World Trade Center Memorial Gardens; Town Hall; Grover House; Belford Seaport.

MIDDLETOWN MASTER PLAN

TABLE OF CONTENTS

I. STATEMENT OF OBJECTIVES, PRINCIPLES, ASSUMPTIONS, POLICIES & STANDARDS 1

II. LAND USE ELEMENT* 6

III. CIRCULATION ELEMENT 21

IV. UTILITY SERVICE ELEMENT 36

V. COMMUNITY FACILITIES ELEMENT 39

VI. OPEN SPACE, RECREATION AND CONSERVATION PLAN 48

VII. HISTORIC PRESERVATION ELEMENT 83

VIII. RECYCLING ELEMENT 88

IX. HOUSING ELEMENT** 90

*Land Use Element Amended 7/15/09 **Replaced by Amended Housing Element and Fair Share Plan adopted 12/11/08 APPENDIX: MCCLEES CREEK STUDY (LAST REVISED 2/26/03)

MAPS

EXISTING LAND USE FUTURE LAND USE ROAD CLASSIFICATIONS & BIKEWAYS MASS TRANSIT UTILITIES COMMUNITY FACILITIES CONSERVATION RECREATION & OPEN SPACE FARMLAND HISTORIC RESOURCES RECYCLING DISTRICTS & FACILITIES AFFORDABLE HOUSING STATE PLANNING AREAS

MIDDLETOWN MASTER PLAN Objectives, Principles, Assumptions, Policies & Standards

general welfare of present and future I. STATEMENT OF residents. OBJECTIVES, PRINCIPLES, ASSUMPTIONS, POLICIES & 2. To secure safety of the community, to the extent possible from fire, flood, STANDARDS panic and other natural and man- made disasters. The Middletown Township Master Plan is a general guide for the physical, 3. To provide adequate light, air and economic and social development of the open space. Township. The Master Plan was developed in accordance with the 4. To ensure that development with the provisions of the New Jersey Municipal Township does not conflict with the Land Use Law (N.J.S.A. 40:55 D) and is development and general welfare of designed to guide development and neighboring municipalities, the redevelopment of lands within the County, the Region, and the State as Township in a manner which will a whole. promote and protect the public health, safety, morals, and general welfare of 5. To promote the establishment of the present and future residents of appropriate population densities in Middletown Township. locations that will contribute to the well being of persons and The Middletown Township Master Plan neighborhoods and preservation of is based upon objectives, principles, the environment. assumptions, policies and standards which have been developed over a 6. To encourage the appropriate and period of time by the Township Planning efficient expenditure of public funds Board, Township Committee, Zoning by coordinating public and private Board of Adjustment, and other boards investment and development within a and agencies within the Township. framework of land use and Master Plan proposals for the physical, development principles and policies. economic and social development of Middletown Township are based upon 7. To provide sufficient space in the following: appropriate locations within the Township for agricultural, residential, Objectives business, office, industrial, mixed use, and public and quasi-public uses The Middletown Township Master Plan in a manner which will provide for is based on several objectives: balanced Township growth and development. 1. To encourage municipal actions which will guide the long range 8. To support the upgrading of appropriate use, development and substandard housing in the Township preservation of lands within through code enforcement, home Middletown Township in a manner improvement loans, technical designed and intended to promote assistance, education, ordinance the public health, safety, morals and

1 MIDDLETOWN MASTER PLAN Objectives, Principles, Assumptions, Policies & Standards

amendments, grants and provision of balance inevitable growth and land public improvements such as new development with preservation needs. streets, sidewalks, street lighting, street trees, drainage and sanitary 14. To encourage the preservation and sewage. restoration of historic buildings and sites within the Township in order to 9. To encourage the location and design maintain the heritage of Middletown of transportation and circulation Township for enjoyment of future routes which will promote the free generations. flow of traffic in appropriate locations while discouraging 15. To encourage streamlining roadways in areas which would development review procedures and result in new congestion, blight or a to the extent possible simplification substantial alteration to the character of the development standards and of an area. regulations to create a more efficient process which will help in reducing 10. To promote and enhance access to development costs. and utilization of all forms of public and mass transportation, including 16. To enhance the various promoting the use of shuttles to link neighborhoods throughout the transit centers with each other, as Township by providing for well as with residents and businesses. appropriate redevelopment, reinvestment, revitalization and 11. To promote a desirable visual capital improvements, designed to environment through creative strengthen and improve the fabric of development techniques with respect each area. to environmental assets and constraints of the overall Township 17. To encourage and promote a and of individual development sites. cooperative approach to economic development and revitalization 12. To promote the conservation of open through new investment, space through protection of wetlands, maintenance and reinvestment in stream corridors, steep slopes and existing commercial and industrial valuable natural resources and activities within the Township in prevent degradation of the areas suitable for such development. environment through improper use of land. 18. To encourage the efficient management of storm water through 13. To acquire, develop and maintain the development of appropriate park and recreation facilities as well guidelines which will prevent future as lands for purely open drainage problems and provide space/conservation purposes within environmentally sound land use the Township to meet reasonable planning. Emphasis should be needs and demands for recreation by consistent with the State of New present and future residents and to Jersey’s recently enacted stormwater management regulations.

2 MIDDLETOWN MASTER PLAN Objectives, Principles, Assumptions, Policies & Standards

19. To encourage the preservation and 4. Encouraging a development pattern active use of prime farmland for which will protect and enhance the agricultural production through long term economic, social and development of appropriate welfare interests of present and guidelines based upon state and future residents of the Township. municipal legislation and preservation techniques. 5. Continued recognition of the Township’s unique and historic 20. To control the bulk and scale of pattern of neighborhoods and single-family residential structures in villages. Efforts have been ongoing order to maintain consistency with to enhance, redevelop and improve neighborhood character and to avoid these areas throughout the Township. new structures that are Such endeavors should be continued. disproportionately large, compared to the lots that they are on. 6. Mixed use development should be encouraged in appropriate location, Principles including neighborhood and village centers such as Belford (Campbell’s The Middletown Township Master Plan Junction), Lincroft Village, is based upon several land use and land Leonardo, North Middletown and in development principles. These include: certain state highway locations.

1. Encouraging residential development 7. The Township should continue to in locations and at densities which monitor commuter parking needs and are compatible with existing issues and enhance commuter development patterns and which can parking and access to all modes of be properly serviced by public mass transportation. roadways, utilities and services. Assumptions 2. Locating public, commercial, industrial, professional office and The Middletown Township Master Plan agricultural uses at sites and in is based upon several assumptions: locations which are suitable for their use environmentally, economically 1. That there will be no catastrophic and geographically, and are man-made or natural disasters which compatible with existing uses, public will greatly affect the existing facilities, roadways, and natural natural and/or cultural development features. of the Township or the Township's ability to implement the Master Plan. 3. Protection of natural and environmental resources including 2. That Middletown Township will be floodplains, wetlands, marshlands, able to guide its growth in aquifer recharge areas, steep slopes accordance with the Municipal Land and areas suitable for public and Use Law and will have meaningful quasi-public recreational activities. input into any proposed County,

3 MIDDLETOWN MASTER PLAN Objectives, Principles, Assumptions, Policies & Standards

Regional, State and/or Federal 4. The Township will encourage office, development plans which may affect research and light industrial the Township or its immediate development in appropriate locations environs. within the Township that will provide employment for present and 3. That future growth during the next future residents and contribute to a ten (10) year period will not exceed balanced and stable economic base the capacity of the Township to for the Township. provide essential community facilities, utilities and/or services. 5. The Township will encourage and Policies provide for review of the development of social, health, The Middletown Township Master Plan welfare, cultural, recreational, is based upon policies which have been service and religious activities within developed by the Planning Board and the Township to serve present and other land development review agencies. future residents of the Middletown area. 1. Land use planning will provide for a variety of residential and non- 6. The Township will continue its residential uses; will encourage program of updating and continuation of and enhancement of supplementing the Master Plan and Middletown Township as a quality Land Use and Development suburban/rural residential Regulations as new data becomes community. This includes a available, as land development continued strong commitment to patterns and trends change and as providing housing opportunities for community goals and objectives are families and individuals of all modified. income levels. 7. The Township will continue to 2. Land development should be comply with the requirements of the designed to protect and enhance the New Jersey Council on Affordable environmental quality of the Housing, as they presently exist. Township and preserve and protect valuable open spaces and natural 8. The Township should work to resources. strengthen and preserve the commercial fishing industry, located 3. The Township will consider and in Port Monmouth and Belford, at evaluate innovative development Compton’s Creek. Efforts should be proposals which would enhance and explored to enhance the aesthetic as protect environmental features, well as the functional aspects of the minimize energy usage and physical facilities. In addition The encourage development densities Township should support efforts to consistent with existing patterns of redevelop nearby property to in a development. manner that will provide for commercial opportunities designed

4 MIDDLETOWN MASTER PLAN Objectives, Principles, Assumptions, Policies & Standards

to be largely water oriented and designed to enhance the economic viability of commercial fishing in Middletown.

9. The Township should continue to promote the construction of sidewalks in conjunction with new development and should develop a long term capital program for annual sidewalk installation and repairs.

Standards

The Master Plan provides general standards for development, including type, density and location of development and delineation of areas which are generally not developable. The Master Plan also provides recommended standards for roadways and other facilities. The Township Land Use Ordinance, including zoning, site plan, land subdivision and design regulations, provides specific standards for design, construction and development of individual land uses and development sites within the Township. In addition, Township regulations pertaining to utilities, fire prevention, on-site septic disposal, flood plains, wetlands, soil erosion, street trees and other development factors have been adopted and are applied by the Planning Board, Board of Adjustment, Environmental Commission, Board of Health, Board of Fire Commissioners and others. Monmouth County, the State of New Jersey and Federal planning and regulatory agencies also have detailed standards pertaining to environmental features, roadways, utilities, etc. which are utilized in the overall development process in Middletown Township.

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provided in the neighborhood. The primary II. LAND USE ELEMENT focal point of most neighborhoods has become the local Elementary School. There The Land Use Element is the key are 12 public elementary schools, each component of the Middletown Township corresponding to and identified Master Plan. It is intended to provide an neighborhood, although neighborhood overall guide to the existing developed boundaries are more colloquial in nature as pattern of the Township, as well as a plan opposed to being legal borders. Some for the future development of Middletown. neighborhoods have also developed small Middletown Township is comprised of the Village or Hamlet scale centers of full range of land uses including single and commerce, most notably Belford multiple family residential, commercial, (Campbell’s Junction), Lincroft (Lincroft industrial and recreational. Due to the size Village), North Middletown, and Leonardo. and characteristics of the Township, there Many neighborhoods also have their own exists within our borders such diverse uses post office and corresponding Zip Code. A as marinas, a commercial fishing fleet, major focus of this plan is the enhancement major corporate headquarters, private and re-invigoration of these areas. country clubs, large estate homes, older small lot residential neighborhoods, a Existing Land Use Categories community college, a naval military Residential installation, two public beaches, several historic districts and Sandy Hook National Park. Residential development is by far the predominant land use in Middletown Middletown Township contains a total of Township. In 2004, 20,676 acres or 84.6% 41.08 square miles or 26,291 acres. Of this of the total land area of the Township was total, 2.8 square miles or 1,792 acres are in zoned for single family residential Gateway National Recreation area, more development. Table L1, "Existing Single commonly known as Sandy Hook. Since Family Zone Districts" illustrates the this land is not contiguous with the rest of quantity and density of land devoted to the Township, and because it is under the single family use by zone district. It should jurisdiction of the National Park Service, the be noted that currently non developable land area it encompasses is not figured in to the such as park land is zoned, usually existing land use calculations below. For residential. This should be addressed in the purpose of these calculations, a land area order to develop more precise data. of 38.2 square miles or 24,448 acres will be assumed.

A significant characteristic of Middletown Township is its historical pattern of villages and neighborhoods. Because of its large area geographically, it was necessary for Township residents to seek certain public and private services, mainly for convenience and practicality. Therefore as each neighborhood developed, services were

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TABLE L1 Existing Single Family Zone Districts % % Residential Total District Lot Size Density (du/acre) Twp. Districts Acres R-220 220,000 1.0 unit per 5 ac. 16.4 19.3 4,002.00 R-130 130,000 1.0 unit per 3 ac. 0.8 .9 186.39 R-110 110,000 1.0 unit per 2.5 ac. 4.8 5.6 1,160.30 R-90 90,000 1.0 unit per 2 ac. 2.3 2.7 567.55 R-45 45,000 1.0 unit per ac. 10.3 12.2 2,519.03 R-30 30,000 1.5 unit per ac. 12.4 14.6 3,019.42 R-22 21,875 2.0 units per ac. 20 23.6 4,888.58 R-15 15,000 3.0 units per ac. 2 2.3 465.68 R-10 10,000 4.0 units per ac 8.8 10.4 2,145.10 R-7 7,500 6.0 units per ac. 4.3 5.1 1,050.52 R-5 5,000 8.0 units per ac. 1.9 2.2 457.84 R-22A 8,500 5.0 units per ac. 0.3 .3 59.90 R-O 21,875 2.0 units per ac. 0.7 .7 154.33

Total: 84.6% 100% 20,676.64

R-220 Districts - The southeasterly portions R-110 Districts - The perimeter of the R-220 of the Township including portions of zone is generally bordered by the R-110 Chapel Hill, Locust and the Navesink area Zone. Much of this area remains restricted comprise the R-220 zone. This area remains from future sewer extension and it acts as a restricted from future sewer extension. transition area between the most rural areas Some new residential development has and the more suburbanized areas of the occurred in the area, but generally small Township. The area is still primarily scale developments. The area is still characterized by large estates. primarily characterized by large estates and active/inactive horse farms. Extensive The R-90 Districts – The districts are county acquisition of park land has also located in the Lincroft and Chapel Hill occurred in this area. The southwesterly area sections of the Township. These low of the Township encompassing, Brookdale density areas possess environmental Community College, Christian Brothers constraints and contain areas of prime Academy and Bamm Hollow Country Club farmland. are also in the R-220 Zone. The R-45 Districts – The districts are R-130 District – A small portion of the located primarily in the Lincroft, Fairview southwesterly portion of the Township is and Chapel Hill sections of the Township. located in the R-130 Zone. This area These densities have been the traditional includes generally larger lots, with some development pattern of these areas. residential development potential. There are sewer service limitations in this area, as well The R-30, R-22, R-22A, R-15 and R-10 as a range smaller lot residential Districts - Are located in the more developments to the north and south. developed areas of the Township and provide the potential for development in

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keeping with the traditional development 3.2 % of Middletown’s total land area is pattern of these areas. zoned for multi-family housing.

The R-7 Districts - This district is located in R-1 and R-2 - Planned Adult Communities the Bayshore area of the Township, generally north of Route 36 in North These developments are largely age Middletown, Port Monmouth and Belford. restricted communities. Shadow Lake These areas contain high density single Village (R-1) contains 953 units. Shady family neighborhoods. Lot sizes in these Oaks (R-2) contains 366 units. There are no areas are typically 5,000 – 7,500 square feet more undeveloped R-1 or R-2 areas. in area. Very little vacant developable land still exists in these areas. There is some R-TF - Two Family Residential potential for minimal development. As one means of providing moderate income The R-5 District - This district is located in housing to residents of Middletown, a two North Middletown. This area contains the family residential housing district, R-TF, highest single-family development densities was created in the northwestern section of in the Township. Historically developed as a the Township bordering Holmdel along summer resort, typified by bungalows, lot Palmer Avenue and Main Street. Additional sizes range from 2,500 to 5,000 on average. RTF Zones exist along East Road, Elizabeth Very little vacant developable land remains. Avenue and Unity Road/Gillville Lane The R-TF district has a minimum requirement of TABLE L2 12,000 square feet per lot for a density of Existing Multi-Family Zone Districts 7.2 units/acre % of Permitted Multi- (du/ac) Density Family Total RTH Districts District Gross Net Zones Acres R-1 6.0 NA 23.2% 159 Townhouse districts, RTH, are provided as R-2 5.0 7.0 11.4% 78 an alternative to single family detached RTF 7.2 NA 6.6% 45 housing. They provide a maximum RTH 5.0 7.0 14.8% 101 permissible density of 10 units per acre, with RTH-1 NA 3.0 4.4% 30 the exception of one that permits 20 units RTH-2 5.0 NA 8.8% 60 per acre, but is reality a redevelopment site, RTH-3 8.0 NA 2.5% 17 and they are generally located within easy RTH-4/B-3 10.0 NA 2.2% 15 access of principal and secondary arterial RTH-5 20.0 NA 0.2% 1.2 roadways. There are a total of 76 units RTH-6 6.5 NA 2.2% 15 within the various zones, comprising eight separate developments. Another 79 units are RGA 9.25 11.25 12.9% 88 presently under construction and another 24 RGA-1 10.0 NA 2.2% 15 approved for construction. There are RGA-2 9.0 NA 1.8% 12 presently 24 affordable housing units within 0.0% RGA-4 26 NA .2 the RTH Zones, with another 14 under 2.5% RHA 20 30 17 construction. 1.0% RHA-1 35 NA 7 PRH 18 NA 3.5% 24 Total: 100 684.4

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RGA Districts development known as Kings Row, which is on Rt. 35 in the B-3 zone. In order to provide for a balance of housing choices within the Township, garden R-0 Residential Office apartment districts have been designated along or in proximity to principal arterial It is recognized that there are certain roadways in the Township. Some nonresidential uses which can be suitably Developments in the RGA Zones also located in the vicinity of other residences. contain owner occupied units as well. The In addition, it is also recognized that there RGA districts provide a permissible are areas of the Township which have dwelling unity density of 11.25 units per evolved into districts which contain a mix of acre, except for one that permits up to 26 residential and commercial uses, including units per acre, but which is in reality a many homes with legitimate businesses redevelopment site. There are 992 units within the structure. There are currently within the RGA zone, comprising three eight areas of the Township designated as R- separate developments. Another 110 units O. They are as follows: are under construction and another 6 units approved. There are presently 28 affordable 1. Generally along New Monmouth, rental units in the RGA Zones, with another Tindall, Leonardville and Cherry Tree 16 under construction and another 6 Farm Roads. approved for construction. 2. Located along the Southern-most section of Route 35 in Middletown, on both RHA Districts sides of the highway. 3. The north side of Leonardville Road The mid-rise apartment districts, RHA were west of East Road. created in response to the need to provide 4. The area along Church Street, just north moderately priced housing for senior of the Middletown Train Station. citizens. This district consists of the 5. The easterly most portion of the south Tomaso and Daniel Towers on Route 35 and side of Kings Highway. the Luftman Towers in the Lincroft section 6. A portion of New Monmouth Road Just of the Township. The Shoal Harbor north of Rt. 35. Development provides attached housing for 7. Portions of Newman Springs Road in the senior citizens in Port Monmouth. These Lincroft section. units are owned and operated by the Middletown Housing Authority, except for Commercial Luftman Towers which is owned and operated by the Lincroft Senior Citizens The Township's commercial zones primarily Housing Corporation and Lin-Mid, which exist along routes 35 and 36. These developed a 60 unit expansion of Luftman highways have gradually developed over Towers. There are a total of 597 senior many years into major strip commercial citizen housing units in the RHA zone, areas providing necessary shopping comprising the four projects. The RHA opportunities for residents of Middletown zone currently permits a maximum density and neighboring communities. The B-1 and of 35 units per net acre. There are no more B-1A zone is intended to provide primarily undeveloped parcels in the RHA district. neighborhood commercial centers for very There are an additional 128 units in a private localized trade. The B-1 and B-1A Zones are

9 MIDDLETOWN MASTER PLAN Land Use Element also suited to buildings that incorporate a this area is the site of the Ferry Terminal and mix of residential and commercial uses that associated parking. The remainder consists enhance neighborhood character and of a former landfill currently undergoing a sustainability. Most of these areas are closure process and a large wetlands area. within easy walking distance of residents. The B-2 and B-3 zones provide for varying Public Recreation and Housing degrees of commercial uses and development intensities. In addition the This zone allows for a portion of public land Marine Commercial (MC) zone was created to be developed privately for the purpose of in 1990 adjacent to Raritan Bay and developing a new, all affordable 180 unit Compton's Creek. The Marine Commercial senior housing development. The remainder Zone was intended to create a waterfront of the land is to be used for open space and mixed use district allowing residential, but recreation purposes. primarily commercial uses. Public Parks/Open Space Office Research/Business Park A total of 3,671 acres of land comprising During the 1980's a rapid growth of 15% of the total area of the Township is corporate office development was devoted to public parks and open space. Of experienced within the Township, as well as this amount 2,430 acres or 66% are owned the region. Land within the Township with and operated by Monmouth County. 1,241 good access to the Garden State Parkway acres or 34%, comprising 69 parks, are was the primary focus of this development. either Township owned lands or are Land uses within these zones generate included on the Township’s Recreation and substantial tax revenue and also provide for Open Space Inventory (ROSI). The the majority of employment opportunity Township and County Park lands offer a within the Township. The majority of land wide array of recreation opportunities within these zones is developed although including fishing, tennis, baseball, softball, some of the existing developments have roller hockey, platform tennis, soccer, minimal room for expansion miniature golf, theater, and passive recreation such as hiking trails and nature Industrial observation. It should be noted that the 1,792 acre Gateway National Recreation Little industrial development has occurred Area, a Federal Park, was excluded from the within the Township. The only remaining above parkland calculations. area still designated as industrial is the Kanes Lane area off of Route 35 which is Streets, Highways and Railroads mostly undeveloped except for the Township public works facility and recently Middletown Township is traversed by constructed appliance warehouse. There are numerous streets and highways, as well as a few scattered nonconforming industrial two railroads, the New Jersey Transit North uses throughout the Township, most of Coast Line and The Earle Navy Railroad. which have existed for more than 40 years. Major roadways traversing the Township The other major area zoned Light Industrial include the Garden State Parkway and State is approximately 300+ acres, owned by the Highways 35 and 36. The abandoned County of Monmouth. A small portion of Central Jersey Railroad right-of-way has

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been acquired by the Monmouth County Vacant/Undeveloped Land Parks System. The total land area located within the right-of-way of streets, highways Vacant/undeveloped land occupies 1419 and railroads occupied 2418 acres or 10% of acres or 6% of the total land area of the the total land area of the Township. This Township. However, approximately 1183 does not include the 150 acres occupied by acres or 4.8% consists of tidal and the Earle Navy Road or railroad which will freshwater wetlands which are essentially be counted as "military land." not developable. Clearly this leaves very little vacant developable land. However it is Farmland important to understand that there is still a significant amount of farmland, much of Active farmland within the Township of which will still have development potential. Middletown occupies 1,927 acres or 8% of It should also be noted that while it appears the total land area of the Township. The that since 1993 it appears that slightly over primary farmland activity in the Township is 1000 acres of land has been developed, one the raising of horses. The amount of must look more closely. Clearly a certain farmland in 1980 was 1,956 acres or 8% of amount has been developed, however since the total land area of the Township. This 1993, 324 acres of new parks and open represents slight decrease since 1980. space have been added. The Township continues to pursue open space acquisition Other Land Uses and preservation, utilizing its Open Space Trust Fund and dedicated tax revenue (See This category consists of uses such as Recreation and Open Space Element). At private golf courses, non-profit or non- this time the Township is in negotiations to public tax exempt property cemeteries, acquire and preserve approximately 180 private and parochial schools. Other land additional acres of land. uses occupy 2,076 acres or 8% of the total land area of the Township. Table L3, "Existing Land Use," lists the acreage and the percent of all lands in the Military Land Township dedicated to each of the above description land uses. As shown, residential The Earle Naval Base occupies 705 acres or development (39%) is the predominant land 3% of the total land area of the Township. use followed by public parks (18%), Naval Weapons Station Earle was developed farmland (8%) and other land uses (8%). in 1943 to serve as a depot in the New York area for supplying and loading ships with ammunition. The base itself is divided into three separate areas. The main station is located just south of Colts Neck, while the waterfront and Chapel Hill areas are located in Middletown Township. A government owned railroad and highway, Normandy Road, connect all three. Four piers project into the Sandy Hook Bay and are connected to the mainland by a 9,061 foot trestle, which is presently being rehabilitated.

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TABLE L3 • Area 1 Block 517, lots 3 – 8 Existing Land Use • Area 2 Block 532, lots 42 and 43 Area % of (acreage) Township • Area 3 Block 732, lots 10-13 Vacant/Undeveloped 1,419 6% Residential 9,516 39% These three areas have similar Multi-Family 563 2% characteristics in that they are located on Residential State Highway 36, but do not necessarily Commercial 1,561 6% Industrial 5 0% lend themselves to commercial Farmland 1,927 8% development. The Township should Military Land 705 3% consider the development of a revised Public Parks/Open Space 3,671 15% zoning scheme that would either create a Public Schools 587 2% conditional use or an overlay zone that Other Land Uses 2,076 8% would allow a multi-family residential Streets, Highways & 2,418 10% option. Densities for Areas 2 and 3 Railroads should be limited to approximately 7-8 Total 24,448 100% dwelling units per acre, while Area 1 could support a density up 15 dwelling Proposed Land Use Plan units per acre. In all cases mixed-use development should also be permitted as Residential Districts an option. In this case the residential density should be decreased with the 1. The Township should pursue and introduction of Commercial uses. In all implement the density recommendations cases there should be an affordable contained in the McClees Creek Study, housing component to these sites. prepared by T&M Associates in November 2002 and revised in January 4. The “Future Land Use Plan” map 2003. This area of the Township incorporates the following Land Use contains some of the most fragile and Plan policies and achieves consistency environmentally important features of with the Master Plan Housing Element our region and heightened protection of and Fair Share Plan adopted in land in this area is in the general interest December 2008: of the community. • Block 1063, Lot 10 – This 68-acre 2. Portions of the Township generally tract is designated as “multifamily” located West of the Garden State and should be zoned for residential Parkway and primarily encompassing development at a density of Brookdale Community College, approximately 5.5 units per acre. Thompson Park, Christian Brothers Phasing site development at this tract Academy, Bamm Hollow country Club would be acceptable provided and Sunnyside Recreation Area should appropriate levels of infrastructure be maintained in a lower density zone, as improvements are completed by the presently designated, limiting density to developer at defined stages of one dwelling unit per five acres. construction to ensure adequate public services are provided and 3. The Township should consider rezoning traffic impacts are sufficiently of the following areas:

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mitigated. Future site development development. A commercial land should be guided towards the limits use designation is no longer of established built areas that contain appropriate at this location. impervious surfaces (e.g. parking • Block 281, Lots 14 & 15 - This 2+ areas, building footprint). acre tract is designated as • Block 600, Lots 34, 35.01 & 35.02 – “multifamily” and should be zoned This 30-acre tract is designated as for residential development at a “multifamily” and should be rezoned density of 24 dwelling units per acre. for non-age restricted residential development at a density of A “multifamily” land use designation is approximately 11.5 units per acre. A suitable for the foregoing sites, and a commercial land use designation is variety of housing types is encouraged. no longer appropriate at this location. Affordable housing setasides shall be • Block 795, Lots 23 & 24 - This 17- consistent with Housing Element and acre tract is designated as Fair Share Plan policies. “multifamily” and should be rezoned for residential development at a Additionally, the “Future Land Use density of 8 dwelling units per acre. Plan” map incorporates the following • Block 795, Lot 19 & 5.01 (portion) – Land Use Plan policies: This tract is designated as “multifamily” and should be rezoned • Block 137, Lot 2.06 – This tract is for residential development at a designated as “multifamily” and has density of 8 dwelling units per acre. been zoned for residential A multifamily land use designation development. The “Dunes at Shoal is appropriate only for that portion of Harbor” residential development is Lot 5.01 at the southwesterly corner situated here. A commercial land of the tract extending approximately use designation is no longer 1,000’ east from Laurel Avenue to appropriate at this location. Mahoras Creek. • Block 496, Lots 5 and 6.01 - - This • Block 732, Lots 10, 11, 12, 13 & 21 tract is designated as “commercial” - This 6-acre tract is designated as and should be zoned for commercial “multifamily” and should be zoned and/or mixed-use development. A for residential development at a residential land use designation is no density of 8 dwelling units per acre. longer appropriate at this location. A commercial land use designation is no longer appropriate at this 5. The use of the mixed use development location. concept should be explored and • Block 517, Lots 3 through 8 - - This encouraged for suitable areas and tract is designated as “multifamily” generally for small to mid-sized projects and has been zoned for residential where the number of dwelling units development. A commercial land should typically not exceed 20 – 25. use designation is no longer Creative development techniques such as appropriate at this location. this should be considered in the • Block 532, Lots 42 and 43- This tract development of ordinance amendments is designated as “multifamily” and and design standards. For example has been zoned for residential certain allowances may need to be

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modified for building heights and lot for Planned Unit Development at this tract at coverage calculations. a reasonable residential density and commercial intensity. Planned Unit 6. Emphasis should continue on enhancing Development, when developed as a single- the Village concept and neighborhood entity according to a plan, can result in a commercial revitalization efforts The measurable benefit to the public by Township should pursue grants, providing significant employment particularly “Smart Growth Grants” and opportunities; by supporting the local possible “Village/ Center” designation. economy; by providing public spaces for active and passive recreation; and by 7. Zoning Amendments should be adopted providing a variety of housing types with a to require affordable housing component range of affordability. in all new developments or an in lieu contribution. Encouraging a sustainable mix of residential and non-residential land uses through 8. The Township should eliminate the Planned Unit Development is a concept following areas now zoned RTF Zones promoted by the State Development and as they are no longer suited for that Redevelopment Plan (SDRP) and is purpose: consistent with established SDRP policies for the Metropolitan Planning Area (PA-1). • The East side of East Road, north of East End Avenue. Residential housing types could include • The Elizabeth Avenue Area. single-family detached units, duplex units, • Lands on Unity Road. multifamily buildings and residential units above commercial space. Assisted living Planned Development facilities would also be appropriate. Construction of required affordable housing A Planned Development (PD) land use setasides shall be consistent with Housing district at a tract containing approximately Element and Fair Share Plan policies, and 120 acres located on the easterly side of shall net a minimum 160 credits towards the Highway 35 between Kings Highway East Township’s fair share housing obligation. and Kanes Lane is designated. This tract has At full build-out, residential density should been considered in the past for planned not exceed 4.5 dwelling units per gross tract development, for age-restricted housing and acre, which would result in approximately for light industrial uses, and has been the 500 total residences. subject of site plan applications to both the Planning Board and Zoning Board. A sustainable combination of non-residential Following longstanding and repeated uses would include retail uses and services, litigation with the Township and other restaurants, and offices, as well as cultural, interested parties, the owner of this tract has entertainment, recreational and community secured certain rights to develop this tract facilities. The tract is not suitable for with a substantial amount of non-age- industrial uses such as manufacturing or restricted housing and commercial uses. distribution facilities. The gross-tract non- residential floor area ratio (FAR) should not Ultimately, it is in the best interest of the exceed 12% (exclusive of residential floor Township to establish a zoning foundation area), which would result in approximately

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620,000 square feet of non-residential floor Community (AAC) land use designation and area. replaces it with a Planned Development (PD) land use designation. Moreover, The reservation of space for the construction considering the complex road access and of an on-tract public facility to meet the traffic issues associated with the site’s Township’s active recreation needs is development, the PD land use designation essential. This reservation of space shall replaces the Industrial land use classification supplement required active and passive for privately owned land along the northerly recreation and open space areas serving on- side of Kane’s Lane. These policies achieve tract development. Any public indoor substantial consistency with the Master Plan recreation facility for use by all Township Housing Element and Fair Share Plan residents would not be subject to non- adopted in December 2008. residential FAR limitations. Provisions should be made by any future developer Non Residential Districts ensuring that any regulatory agency having jurisdiction (e.g. NJDOT, NJDEP) is fully 1. Consider recommendations to study apprised of the potential construction of a seven potential redevelopment areas per future public recreation facility, the scale of the Local Redevelopment and Housing which shall be taken into account for all Law (LHRL): permit applications to said agencies. • The Area generally located along Phasing site development over a period of and between Rt. 36, Church Street, years through a General Development Plan Main Street and Railroad Avenue in (GDP) at this tract is acceptable provided Belford. that the Township has assurances that an • The area generally encompassed by appropriate mix of residential and non- Block 599, lots 1.01, 4, 9, 37, 40 & residential uses will ultimately be achieved 41. located at the northwest corner of at full build-out. Appropriate levels of Rt. 35 and Old Country Road. infrastructure improvements (e.g. utilities, • The location of the former roadways, recreation) shall be completed by GPU/JCP&L facility on Leonardville the developer at defined stages of Road in Belford. construction to ensure adequate public • A section of the North Middletown services are provided and traffic impacts are neighborhood situated along Port sufficiently mitigated. Consistent with the Monmouth Road generally located Municipal Land Use Law at 40:55D-45.2, a between Pacific Avenue and Hudson GDP for this tract should include a general Ave. In order to reinforce the land use plan; a circulation plan; an open viability of the greater residential space plan; a utility plan; a stormwater North Middletown neighborhood, the management plan; an environmental Township should conduct an inventory; a community facility plan; a investigation to ascertain if the area housing plan; a local service plan; a fiscal meets the criteria for designation of a report; a proposed timing schedule; and a “rehabilitation area” per the LRHL. developer’s agreement. • The location of the former Middletown Tool Rental facility and Based on the foregoing, the Future Land Use its environs located at Block 502, Plan map eliminates the Active Adult Lots 1, 2 & 7.

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• The location of the former Steak & Funds or funds from other sources to ale restaurant located at Block 615, plan for the revitalization of these areas, Lot 94. and to provide seed money and funding • The entire Port of Belford area at the for physical improvements. Emphasis eastern terminus of Port Monmouth should be placed on encouraging Road. pedestrian activity and access in these areas. High quality architecture and 2. Efforts must be made to emphasize a streetscapes should be sought. strong commitment towards improving the visual quality of all our commercial One issue common to all commercial areas. In the case of the highway areas which must be re-emphasized is commercial districts, high quality and code enforcement. A strong code financially capable businesses must be enforcement effort must be made in sought to act as anchors for smaller more commercial areas. The emphasis of such specialized businesses. Existing code enforcement must be placed on the commercial development standards and concept of eliminating activities which permitted uses should be reconsidered detract from the visual quality and with an eye towards high quality economic vitality of the areas, such as standards to create incentives, the erection of illegal and particularly where redevelopment of nonconforming signs. Property under-utilized and dilapidated properties maintenance ordinances must also be can be achieved. In Highway tightened and enforced. Failure to Commercial districts consideration properly maintain buildings and should be given to encouraging properties in such ways as repairing vehicular and pedestrian access ways or broken windows in a timely manner, connections from one commercial mowing lawns regularly, trash and litter property to the next. This can be done pick-up, removal of banners and special by use of public sidewalks or private event flags in a timely manner, etc., all pathways with cross easements. Properly contribute to visual blight and hinder designed such access ways will promote efforts to make improvements to the efficiency and economy by reducing community. dependency on automobiles. A coordinated and cooperative effort must As a means of promoting a desirable occur between the Township, tenants visual environment, conserving open and property owners, with assistance space, and preserving natural features in from the Chamber of Commerce in order non residential development, floor area to make such improvements happen. ratio limits should be employed as a creative development technique. In the case of the Neighborhood Therefore, increases in floor area and Commercial Districts creative building height should be considered to development standards and zoning induce good civic design and site regulations should be adopted to help arrangements as well as a means of encourage and promote reinvestment in encouraging economically beneficial these areas. Consideration should be land uses in the Township, in given to seeking Community appropriate locations. Some possible Development Block Grant (CDBG)

16 MIDDLETOWN MASTER PLAN Land Use Element

examples that should be considered as developed that will require that not only elements of good civic design are: a residential look is maintained for new and remodeled buildings in the district, • Developments that seek to locate off- but also a residential scale or Floor Area street parking within a structure or Ratio and generally in keeping with underground thereby reducing building sizes in the vicinity. In addition impervious coverage, allowing for where there exists within an R-O district more open area, preserving natural a property that is larger than typical, or features, reducing site disturbance, where properties are combined to form and improving the public view of the larger lots, the regulations should limit development site. the size of individual structures so that • Create or provide access, through multiple residential scale structures are dedications, easements, or other built, rather than a single large structure, improvements, which assure the despite the fact that it might comply with usability of public open space within, the permitted Floor Area Ratio. adjacent to, or in the vicinity of a development site. 2. The Residential Office zone along the • Locate surface parking outside of the southerly portion of Rt. 35 should be required front yard area thereby rezoned in order to establish standards increasing visible open space. more suited to the highway location and • Develop a site below the maximum to the lot sizes in the area, but the main lot coverage provided that the emphasis of the R-O Zone, the undeveloped space which results is residential look and scale, should be preserved and would not otherwise retained. have been created as a result of design standards and also provided 3. The R-O zone located in the vicinity of that the design conforms to the zone the Middletown Train Station on Church district's minimums. Street should be eliminated.

Where a development substantially 4. The R-O Zone applicable to the former incorporates the above design features, GPU/JCP&L on Leonardville Road the maximum floor area permitted in the should also be revisited in conjunction relevant zone districts could be increased. with a possible redevelopment area The maximum height could also be designation. increased. Specific ratio and building height bonuses should be established by 5. The R-O Zone located at the intersection ordinance following an in depth study of Middletown-Lincroft Road and conducted by the Planning Board as to Nutswamp Road and Dwight Road the appropriate standards for this should be eliminated. concept. State Development and Redevelopment Residential Office District Plan

1. The Residential Office zone is still an The State Development and Redevelopment appropriate land use technique. More Plan (SDRP) was enacted in June 1992. The appropriate standards should be Township worked closely with the County

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Planning Board throughout all phases of the Cross Acceptance process and up until final Establishing the Planning Areas as proposed adoption of the Plan. The concept of the herein will ensure continued local and Plan is to determine where growth and regional Land Use compatibility between development should and should not occur, the Township and adjoining communities. with a regional perspective. The Township and Planning Board support the State Transfer of Development Rights Planning Process and are satisfied with the plan adopted in 2001. The concept of Transfer of Development Rights (TDR) is a directing growth to centers and minimizing technique which allows the conveyance of continued suburban sprawl is one which this development rights by deed, easement or Master Plan promotes, and would hope to other legal instrument from one or more achieve. The Townships emphasis on parcels of land to other parcels of land in revitalization of existing village centers is order to assume the preservation of the consistent with this policy. sending parcel(s). The concept of TDR has potential to be an effective tool for The majority of the Township has been preservation of open space and identified as Metropolitan Planning Area environmentally sensitive areas, particularly (PA1). The Metropolitan Planning Area given recent changes to the law that allow includes a variety of communities that range noncontiguous TDR’s to occur., providing from urban centers to post-war suburbs. far greater flexibility to users. Finding This Planning Area is fully developed, or appropriate receiving areas is always almost fully developed with little vacant difficult, particularly in substantially land available for new development. The developed communities such as this one. McClees Creek and Claypit Creek drainage Presently no such areas are recommended, basins have been identified as an but the Township should remain open to the Environmentally Sensitive Planning Area possibility that TDR might be an option in PA5). This area consists of several large the future. tracts which are developed at a density of less than 1,000 persons per square mile and Cluster Development is not planned for public sanitary sewer service. The area also contains coastal Cluster development can also be an effective wetlands, freshwater wetlands, steep slopes tool, when utilized properly that can enable and natural landscapes of exceptional value land development to occur in a manner that which justifies an environmentally sensitive will have minimal environmental impact and designation. The areas bounded by Laurel minimal utilization of land, while preserving Avenue, New York/Long Branch Railroad open spaces and natural features. and Holland Road as well as the area along Middletown presently allows cluster Sunnyside Road has been designated developments and should continue to do so. Suburban Planning Area (PA2). These areas Zoning Ordinance standards should be currently exhibit a land use pattern which modified to permit clustering regardless of lends traditional to suburban subdivisions or minimum tract size. Additional incentives office developments. However, should such as reasonable density bonuses should development occur in this area, it is likely to be provided when cluster designs utilize best be done in a fashion that will be consistent management practices for stormwater with a PA-2 designation. infrastructure design and when critical

18 MIDDLETOWN MASTER PLAN Land Use Element environmental resources are provided with should be carried out pursuant to applicable enhanced protection. Lot averaging legal limitations. techniques should also be considered. Other Recommendations Floor Area Ratios for Single Family Residential Zones 1. Continue support of the efforts to revitalize the Port of Belford commercial The enactment of floor area ratio controls by fishing port and nearby properties the Township in 1985, has had a beneficial through redevelopment and effect by establishing a zoning standard revitalization of properties. The area in which controls the intensity of development question should be developed in a in commercial areas. In 2000, the Township manner that will enhance and support the adopted floor area ratios for certain commercial fishing industry by residential zones. To date they have had establishing appropriate business and some positive impact. Consideration should industries. Use of waterborne access be given to enhancing these regulations and should be incorporated into future possible applying them in all or most planning efforts in this area. residential zones. However the use of other Incorporation of the January 2009 Port less complex standards should be attempted of Belford Economic Feasibility Study before using Floor Area Ratio Limits in and Conceptual Development Plan as a smaller lot zones. Master Plan background study is recommended. Grandfather Clause 2. Continue use of Federal Land Status for The Township Committee should adopt a EARLE and Sandy Hook. zoning ordinance which would grandfather any lots in areas where the permitted density 3. While the Township does not have direct is being lowered. This will prevent oversight or jurisdiction over Sandy currently conforming properties from Hook, this area represents a true becoming nonconforming merely because landmark truly significant place in this they are in an area being rezoned to a lower region. Every effort should be made to density. Without a grandfather ordinance, preserve and enhance the existing such properties could unfairly be forced to character of the park. The park presently seek variances for even modest provides for a variety of recreational and improvements to their properties such as educational opportunities for the public. additions and pools. Further expansion of the active use areas and their potential impacts on the park Critical Areas Regulations should be seriously considered before implementation. The Township had tightened critical areas ordinances in order by effectively protecting 4. A new “Park” Zone should be environmentally sensitive lands. The established for all public parks in the regulations are geared towards preventing or Township. This will provide for a more severely limiting disturbance of critical realistic view of the Township on maps areas. Further refinement and strengthening and will result in more precise

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calculations of land uses and potential future build-out data.

5. The Planning and Development Regulations should be updated to current standards for the prevention of flood damage before September 25, 2009. Adoption of the Model Flood Damage Prevention Ordinance prepared by the NJDEP should be considered. This will permit the Township to continue participation in the National Flood Insurance Program (NFIP) as administered through the Federal Emergency Management Agency (FEMA). An updated ordinance should adopt FEMA’s updated Flood Insurance Study (FIS) and Flood Insurance Rate Maps (FIRM). The ordinance should, where appropriate, enhance FEMA’s minimum requirements. Enhancements will assist the Township in obtaining a higher rating when participating in FEMA’s Community Rating System (CRS), which could result in substantial flood insurance policy savings to property owners. FEMA’s pending map updates will have substantial impacts on property owners in the North Middletown neighborhood, the entirety of which will be located within a flood hazard area for the first time in many decades.

6. Monmouth County is in the process of updating the County Wastewater Management Plan, which could substantially amend and reduce sewer service areas within the Township. The Township should continue to work closely with local, County and State representatives to ensure all land use policies remain consistent.

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Jersey Department of Transportation and the III. CIRCULATION ELEMENT Monmouth County Planning Board.

Introduction Freeways or Expressways

The Circulation Plan Element for Freeways or expressways are high speed, Middletown Township is composed of high capacity, limited access highways several elements including: devoted entirely to the movement of motor vehicles and which provide no direct access • Functional classifications of streets to abutting properties. They generally • Traffic accident statistics and analysis traverse large areas of the larger region, and • Transit inventory including rail, bus and connect to freeways located in adjoining ferry counties and states. • Circulation issues and recommendations Design features of freeways include the Circulation and transportation facilities separation of opposing multiple traffic lanes within Middletown Township perform a by a continuous center barrier or median central function to the regional circulation strip and full access control and grade and transportation systems within northern separations at intersections or interchanges Monmouth County. The Township’s which are generally widely spaced. At principal roadway circulation system has not present only the Garden State Parkway (GSP) changed significantly over the past forty can be classified as a freeway or expressway years since the advent of the Garden State in Middletown Township. GSP Exits 109 Parkway. While improvements, expansions and 114 are located in Middletown, and and additions to the basic transportation serve to provide access to and from the network have helped improve the efficiency regional circulation system. A recent and effectiveness of the system, the basic expansion to Exit 114 southbound from Red pattern of roadways, rail facilities and other Hill Road has enhanced access to the GSP circulation systems have remained relatively from both Middletown and Holmdel. constant. Primary Arterial Roads Streets - Functional Classification, Policies and Traffic Accidents Primary arterial roads serve as major feeder roads to and from the freeway systems and To properly analyze the street system in carry major movements of traffic between Middletown Township, it is necessary to the principal traffic generators in a region. classify each street according to the function In areas such as Monmouth County where it performs or should perform. Once the freeway system is limited, they also act classified, a street can then be treated as to as carriers for major regional traffic flows. its effectiveness in performing its intended Primary arterial roads usually have four or function. The various types of street more traffic lanes and provide direct access classifications and the functions of each type to abutting properties. Curb openings are a of street complies with the Uniform secondary function of arterial roads which Functional Classification of Streets often interfere with the flow of traffic. established by the U.S. Department of Primary arterial roads are usually intersected Transportation in conjunction with the New at grade and utilize timed traffic signals, jug

21 MIDDLETOWN MASTER PLAN Circulation Element handle intersections, center barriers and lane Locust Avenue markings to facilitate traffic flow. New Locust Point Road Jersey State Highway Routes 35 and 36 and Main Street (Belford) the portion of Monmouth County Route 520 Main Street (North Middletown) east of the Garden State Parkway are the Middletown Lincroft Road primary arterial roads that pass through Navesink Avenue Middletown Township. Navesink River Road Newman Springs Road (west of the Secondary Arterial Roads Garden State Parkway) New Monmouth Road Secondary arterial roads generally connect Nut Swamp Road collector streets with primary arterial roads Oak Hill Road and freeways and often act as alternate Palmer Avenue routes for primary arterial roads. Like Phalanx Road primary arterial roads, they serve abutting Port Monmouth Road properties, utilize signalized intersections Red Hill Road but carry less traffic and often have only one Stillwell Road traffic lane in each direction. Where ever Swimming River Road practical, secondary arterials should be Thompson Avenue (from Palmer Avenue to widened to provide a separate left turn lane, Route 36) even if the road contains only one traffic Tindall Road lane in each direction. Secondary arterial Van Shoick Road roads are anticipated to carry traffic volumes West Front Street ranging from 3,000 to 10,000 vehicles per day. The right-of-way for each County Collector Streets secondary arterial road should be consistent with the desired right-of-way widths shown Collector streets provide access between on the Monmouth County Highway Plan local streets and primary and secondary prepared by the Monmouth County Planning arterial roads. They provide access to Board. abutting properties and carry traffic from residential neighborhoods to arterial roads. Secondary arterial roads in Middletown are: Collector streets which are municipal roadways should have a minimum right-of- Bamm Hollow Road way width of 60 feet, with one moving Chapel Hill Road traffic lane in each direction. Collector Cherry Tree Farm Road streets which are County roads should Dwight Road contain a right-of-way in accordance with East Road the Monmouth County Highway Plan Everett Road prepared by the Monmouth County Planning Half Mile Road Board. Harmony Road Hubbard Road Collector streets in Middletown are: Kings Highway Kings Highway East Apple Farm Road (from Route 35 to Laurel Avenue Rutledge Drive) Leonardville Road,

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Appleton Avenue (from Route 36 to Center Turnberry Drive (from West Front Street to Avenue) Leedsville Drive) Bowne Road Twin Brooks Avenue (from Route 35 to Bray Avenue Spruce Drive) Broadway (from Church Street to Main Valley Drive Street) Whipporwill Valley Road Broadway (Belford) Wilson Avenue (from Route 36 to Cherry Broadway (Leonardo) Tree Farm Road) Browns Dock Road (from McClees Road to Woodland Drive Navesink River Road) Campbell Avenue Local Streets Center Avenue Church Street (from Leonardville Road to Local streets have the primary function of Broadway) providing access to abutting properties. Church Street (Belford) They also serve as easements for the various Cooper Road (from Route 35 to Luftburrow) public utilities and provide light and air to East Monmouth Avenue adjacent buildings. Local streets should First Avenue have sufficient right-of-way widths that are Grand Avenue consistent with Residential Site Hamilton Drive Improvement Standards, with suitable shade Harmony Avenue tree and underground utility easements. Hartshorne Road Hillside Avenue Some local streets serve as "local Holland Road collectors.” While not included in the Hosford Avenue Federal Functional Classification System, Leedsville Road local collectors often serve a dual function Leonardville Road (from Route 36 to of property access and traffic collection. Monmouth Avenue) Local collectors often serve as "through" Main Street (from Route 36 to Port streets in major subdivisions and planned Monmouth Road, Belford & Port developments, and should have enhanced Monmouth) right-of-way widths that reflect this role. It Murphy Avenue is recommended that the additional right-of- North Leonardo Avenue way be utilized to promote a boulevard Ocean Avenue (from Thompson Avenue to design along these local collectors. Port Monmouth Road) Park Avenue In the older sections of the Township where Pelican Road the streets are in relatively poor condition, it Portland Road is recommended that these streets be Rutledge Road upgraded with new paving, curbs, sidewalks Shultz Drive (from Newman Springs Road to and street trees. In these areas a narrower Half Mile Road) street right-of-way should be considered Spruce Drive where adjacent land is nearly built-out. The Sunnyside Road right-of-way should be reflective of actual Swartzel Road conditions, so that questions of future right- Thompson Avenue (Leonardo) of-way dedications can be avoided on small isolated lot applications.

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Traffic Accidents TABLE C1 Type of Traffic Accidents - 2003 And 1991

Although a primary cause of traffic Type 2003 1991 2+ Motor accidents is negligence on the part of motor 612 587 vehicle operators, other factors such as poor Vehicles/Intersection 2+ Motor Vehicles/Non 552 561 sight distance, inadequate traffic controls, Intersection increased traffic volumes and poorly Bicyclist 10 not captured designed or maintained streets also Pedestrian Accidents 11 17 Fixed Object contribute to the cause of accidents. A 382 67 review of the history of traffic accidents Collision/parked car All Other (incl. private within a community-often reveals problem 330 202 property) locations where improvements should be Deer 49 not captured considered. Streets and street intersections Total 1,946 1,434 having large numbers of accidents usually Fatal Injuries 6 5 have physical design problems that should Non-fatal injuries 555 423 be corrected. • The most frequent type of traffic In 2003 the Middletown Police Department accident in 2003 involved two or more reported a total of 1,946 accidents involving motor vehicles at an intersection. A total personal injuries or property damages. This of 612 such accidents occurred, which represents a 35% increase from the 1991 represents a 4% increase from 1991. total of 1,434 accidents, and a 44% increase • The second most frequent type of from the 1980 total of 1,344 accidents. 2003 accident in 2003 involved non- accidents resulted in 6 fatalities and 555 intersection accidents with two or more nonfatal injuries. While the number of vehicles, though this type of accident fatalities did not increase dramatically from experienced a minimal 2% decrease. the 1991 total of 5, there was a 31% jump • Collisions with fixed objects or parked from the 1991 total of 423 nonfatal injuries. cars increased dramatically between 1991 to 2003 to 382. This increase may The marked increase in total traffic be reasonably attributed to increased accidents and associated nonfatal injuries traffic volumes and improved places a strain on municipal services and communications to the Police emergency response times. Increased Department. quantity of traffic accidents can be attributed • 9% of the total motor-vehicle accidents to the growth of commercial development, in 2003 included non-fatal injuries, inadequate roadways and a continued trend which is roughly the same percentage as towards increased automobile usage. The 1991. following pages analyze these accidents in terms of types, time of day, time of year and road locations.

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increased traffic volumes, and to (2) TABLE C2 increased reliance on private motor Traffic Accidents by Time of Day - 2003 and 1991 vehicles instead of school buses to pick- Hour up schoolchildren. Beginning 2003 1991 % change • The only time of day in which there was 12am 32 25 28% 1am 25 21 19% a substantial decrease (11%) in accident 2am 17 17 0% volumes was between 8-9PM. 3am 18 5 260% 4am 9 4 125% TABLE C3 Traffic Accidents by Month: 2003 and 1991 5am 9 5 80% 6am 31 18 72% 2003 1991 % change 7am 90 62 45% January 163 122 34% 8am 101 72 40% February 172 102 69% 9am 110 63 75% March 134 111 21% 10am 109 72 51% April 133 117 14% 11am 110 90 22% May 183 135 36% 12pm 149 101 48% June 181 127 43% 1pm 130 104 25% July 145 113 28% 2pm 139 101 38% August 172 123 40% 3pm 131 103 27% September 131 107 22% 4pm 165 121 36% October 165 106 56% 5pm 150 122 23% November 169 128 32% 6pm 129 65 98% December 198 145 37% 7pm 84 51 65% 8pm 71 82 -13% TABLE C4 9pm 61 54 13% Traffic Accidents by Street: 2003 and 1991 10pm 46 30 53% 2003 1991 % change 11pm 30 31 -3% Route 35 190 190 0% Route 36 121 108 12% • Approximately 23% of all vehicle Newman Springs 130 94 38% accidents occurred during evening rush Middletown Lincroft 63 62 2% hours (4PM to 7PM). In contrast, only New Monmouth 41 41 0% Navesink River 45 40 13% about 11% of the total vehicle accidents West Front Street 46 31 48% occurred during morning rush hours Navesink Avenue/County 20 19 5% (6AM to 9AM). Red Hill 81 18 350% • Most accidents within the Township Chapel Hill 16 17 -6% occur between 4-5PM and 12-1PM. A Hubbard 12 17 -29% total 314 accidents occurred during these Palmer 13 16 -19% Harmony 27 16 69% two heavily trafficked hours, Center Ave/Leonardo 6 15 -60% representing 16% of the total Township Tindall Road 24 13 85% accidents. Between 1991 and 2003, the East Road 15 13 15% accident rate between 4-5PM increased Bamm Hollow 8 12 -33% by 36%, and the accident rate between Bray Avenue 9 12 -25% Kings Highway 20 11 82% 12-1PM increased by 48%. Everett Road 8 11 -27% • The number of accidents that occurred Nut Swamp 15 11 36% between 2-3PM increased by 38% to 139. Half Mile 24 10 140% In general, this can be attributed to (1) Kings Highway East 27 10 170%

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TABLE C5 can be attributed to an array of causes Roadways with Most Frequent Accidents in 2003 including challenging roadway geometry and slope, as well as increased traffic 2003 1991 # 2003 # 1991 attributable to AT&T, Route 35 commercial Rank Rank Roadway Accidents Accidents areas and the Middletown Train Station. 1 1 Route 35 190 190 Notable accidents volume increases also Newman 2 3 130 94 include Harmony Road (69%) and Kings Springs Rd. Highway East (170%). 3 2 Route 36 121 108 Red Hill Transit Inventory – Local and Regional 4 10 81 18 Rd. Middletown 5 4 63 62 Rail Lincroft Rd. West Front 6 7 46 31 St. The former New York and Long Branch Navesink Railroad, now operated by the NJ Transit, 7 6 45 40 River Rd. traverses the Township in a general north- New Mon. 8 5 41 41 south direction. NJ Transit provides Rd. passenger rail service via the North Jersey Harmony 9 12 27 16 Rd. Coastline at the Middletown train station, Kings which is located near the intersection of 10 22 27 10 Highway E. Middletown Lincroft Road (CR-50) and Railroad Avenue. As is depicted in Table C5, the Township’s three primary arterial roadways, i.e. Route The Middletown train station is situated 35, Newman Springs Road, and Route 36, generally at the midpoint between New experienced the largest number of accidents York Penn Station and the Bay Head station in 2003. In fact, accidents on these three in Ocean County. Two parking lots are roadways comprised almost 23% of the provided at the station, with a combined Township’s total motor vehicle accidents. parking capacity of over 1,600 vehicles. While there was no measurable increase in the number of accidents along Route 35, accident volumes increased along both TABLE C6 Newman Springs Road (38%) and Route 36 Middletown Train Station – Parking Lot Usage* (12%). Capacity Used % Occupied NJ Transit Lot Accidents along these primary arterials can Standard 1343 1123 84% be attributed to traffic volumes that are ADA 25 10 40% approaching or operating at design capacity Municipal Lot during peak hours; numerous intersecting Standard 245 175 71% streets, many of which are at acute angles ADA 0 0 NA with inadequate sight distance; and Total: 1613 1308 81% numerous curb openings, with insufficient separation between access drives of abutting * per March 2003 NJ Transit Survey uses. Township operated shuttle buses provide

access from the train station to an off-site The 81 total accidents along Red Hill Road commuter parking area located at Sears represent a 350% increase from 1991. This

26 MIDDLETOWN MASTER PLAN Circulation Element department store at Route 35 and Kings • Rt. 35 & Highway. Chapel Hill Rd. • Rt. 35 & New Approximately 70 rail departures and Monmouth #834 – Red arrivals take place in Middletown on a Rd. Bank / 6:00 AM – standard weekday, with about 11 morning 30 • Campbell’s Atlantic 8:30 PM Junction peak hour departures and 12 afternoon peak Highlands hour arrivals. The North Jersey Coast Line • Rt. 36 & provides access to myriad other mass Leonard Ave. • Rt. 36 & transportation routes and modes located Navesink further north including the Northeast Ave. Corridor, PATH trains and Newark Liberty Academy Bus International Airport. • Leonardo Rt. 36 to • Port 5:00 AM - Port 60 Monmouth The original train station structure was built 2:00 PM Authority • North in 1876 to service the village of Middletown. Middletown This small wooden depot is a historic • Leonardo structure and is listed as site #77 in the • Port Rt. 36 to 5:30 AM - Middletown Village Historic District. This 15 Monmouth Wall Street 10:00 PM historic structure has been the periodic • North recipient of County grants and local funds Middletown for ongoing rehabilitation. • Navesink River Rd. • Chapel Hill Bus Rd. Rt. 35 to 6:00 AM - • Kings Local bus service in Middletown is provided Port 6 7:30 PM Highway East by NJ Transit, and commuter bussing to Authority intermittent • New New York City and Jersey City is provided Monmouth Rd. by Academy Bus Company, a private • Harmony Rd. company. Table C7 clarifies existing routes • Palmer Ave. and general hours of operation. • Lincroft 6:30 AM to Jersey City (Garden State 6 7:30 PM Express Parkway Exit TABLE C7 intermittent Middletown Bus Routes 109) • Lincroft Port 5:30 AM – Trips Hours of Middletown (Garden State Authority 10 8:30 PM Bus Route per Operation Bus Stop Parkway Exit Express intermittent Day (Twp.) Locations 109)

New Jersey Transit The Township maintains numerous • Main St. & #817 – Leonardville commuter parking lots along the Route 36 Campbell’s 5:30 AM – Rd. (Belford) corridor to facilitate transit ridership. These Junction / 28 7:15 PM Rt. 36 & lots include the American Legion; Wild Perth • Main St. (Port Amboy Scallion & Community Fire Co.; Retail mall Monmouth) (Main St. and Rt. 36 Port Monmouth); #833 – Red • Brookdale 7:45 AM – Route 36 & Thompson Avenue; and Jacques Bank / 20 College 6:45 PM Freehold (Lincroft) Banquet Hall. The Belford Independent Fire

27 MIDDLETOWN MASTER PLAN Circulation Element

Company may also serve as a future Issues and Recommendations recourse for parking associated with local and regional transit. Roadway and Intersection Improvements

Ferry 1. Taylor Lane/Cherry Tree Farm Road/Palmer Ave - Taylor Lane is an Monmouth County has completed unimproved road approximately 33 construction of a ferry landing, terminal and feet wide and serves as a cut through parking facility at Belford Harbor at the for vehicle trips between Route 35 and northern terminus of Main Street. Ferry Devonshire Court. The road intersects service is provided between Middletown and the Route 35 and Cherry Tree Farm Manhattan by New York Waterway, a Road jug-handle at an acute angle. private company. Presently, 40 ferry trips Consideration should be given towards per day are provided via Belford, with a the physical realignment of Taylor total 30 peak commuter hour trips. Ferries Lane to eliminate this unsafe traffic dock at Pier 11 (Wall Street), the World condition. Taylor Lane should be Financial Center and at West 38th Street in relocated so as to intersect Route 35 Manhattan. directly across from Palmer Avenue or Cherry Tree Farm Road. The This County sponsored project has proven Township should work jointly with the quite successful, and enhances other State Department of Transportation as Bayshore ferry services provided from well as the adjacent property owners to Atlantic Highlands, Highlands and South determine a fair share cost breakdown. Amboy. The County intends to expand its 2. Swimming River Road/Middletown existing 500 space parking lot to address Lincroft Road/Newman Springs Road increasing commuter demand. – the functional capacity of this busy intersection to handle increased local Future consideration should be given to and regional traffic has been providing a passenger ferry dock on the consistently eroding. This is westerly side of Compton Creek in particularly the case during morning association with the redevelopment of the peak hours, where extensive delays Belford Seafood Coop site. This location is encourage cut-through traffic at important to consider for passenger service residential side streets and commercial for future employees at the Bayshore parking areas. As Monmouth County Technology Center, and for commuting completes its study of the entire Route residents of proximate multifamily 520 corridor, special consideration development (e.g. Dunes at Shoal Harbor, should be given to this intersection. Park Ferry). Water taxi service may provide Design alternatives that are considered the best option in this area. should be mindful of best practices in traffic calming design. 3. Red Hill Road – At the time of the 1993 Master Plan, consideration was given to the widening of Red Hill Road from two to four lanes at the Garden State Parkway interchange 114 to accommodate future traffic needs.

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A design was espoused that would variety of design alternatives for the entail the reconstruction of the Red intersection of County Route 520 and Hill Road/Van Schoick intersection to the main entrance to Brookdale direct traffic towards State Highway Community College. At peak hour, Route 35, via Van Schoick Road. The this intersection experiences perceived benefit of the realignment substantial delays that place a burden was that a congested four way on local residents. One of the more intersection would be eliminated, and imaginative design alternatives the scenic corridor resources of Van includes the installation of a Schoick Road and Kings Highway roundabout at the entrance to the East would be retained. This design College, an option that would keep recommendation remains valid. local and regional traffic in motion. 4. Half Mile Road & Exit 109 - The impacts of this design alternative Intersection and road improvements have not yet been specifically are needed to alleviate existing peak discussed by the County, and the hour congestion at Half Mile Road and reconfiguration and potential redesign Exit 109. Congestion is particularly of the Swimming River acute during evening peak hour for Road/Middletown Lincroft right turn movements from Half Mile Road/Newman Springs Road Road onto Route 520. A double-right intersection should be considered in turn lane could serve to alleviate this tandem with the BCC roundabout problem. Additionally, northbound alternative. traffic exiting at Exit 109 often backs 6. Church Street & Kings Highway – up onto the Garden State Parkway as a Northbound congestion has been result of inadequate queuing space and increasing at this intersection as a outmoded road geometry. State and result of increased traffic volumes, County officials should address this inadequate turning lanes and issue comprehensively as the final substandard sight distances. Left-turns Route 520 corridor study is completed. from Kings Highway to Church Street 5. Brookdale Community College (BCC) are challenging due to deficient – BCC’s role as an educational and shoulder width. Consideration should community resource has been steadily be given to improving this situation by increasing. As BCC takes on greater constructing dedicated right and left responsibilities, its enrollment and turn lanes. Alternatively, a traffic employee base have increased rapidly. signal should be installed that Since BCC is entirely a commuter- enhances traffic safety. Sensitivity based educational facility, traffic must be exercised relative to the impacts on the Lincroft neighborhood design of any traffic improvements have become apparent in the form of based on this intersection’s location increased congestion, traffic accidents within the core of the Middletown and residential cut-through traffic. As Historic District. BCC continually updates its Facilities 7. Gillville Lane – Roadways in the Master Plan, greater emphasis should vicinity of Gillville Land including be placed on assessing traffic impacts Unity Road and Birchwood Lane on the surrounding community. remain unimproved. These roadways, Monmouth County is assessing a which provide access to residential lots,

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should be improved to residential over Normandy Road at Kanes Lane, standards, and necessary infrastructure and Red Hill Road improvements at should be extended. Dwight Road. 8. Woodland Drive/Route 35/Kanes Lane 13. Cross Access – The capacity and – Future development within and safety of both primary arterials and adjacent to the Active Adult collector roads is enhanced by Community Zone that are proximate to minimizing the number of curb this intersection should address openings on highways. improved access to Kanes Lane and Encouragement of centralized off- the potential reconfiguration of the street parking areas that can be utilized Route 35 jughandle. by two or more properties will help to 9. New Monmouth Improvements – reduce the number of vehicular access Monmouth County is positioned to points to arterial roads. Reduction of embark on a roadway improvement curb openings should also be achieved project that includes sections of Cherry through the use of internal collector Tree Farm Road, Leonardville Road, streets. These streets generally parallel New Monmouth Road, Tindall Road arterial highways and serve as the and Park Avenue. The intent is to primary access points. Development improve roadway geometry to ease along arterial highways should be turning movements and increase traffic situated between the highway and safety. internal collector roads to provide 10. Cherry Tree Farm Road/Harmony adequate visibility, avoid traffic Road – East/west congestion occurs at conflicts as well as provide desirable this intersection based on inadequate streetscape and aesthetic view. This shoulder width and the lack of concept could work particularly well dedicated turning lanes. The as part of the overall Route 520 feasibility of modest roadway improvement plan in the Lincroft widening at this intersection should be neighborhood at key locations in the considered to ease traffic flow. B-1 Zone. Specifically, the feasibility 11. State Highway Intersections – Levels of a two-way access road extending of service at certain local intersections between Middletown Lincroft Road with State Highways 35 and 36 (e.g. and the Acme shopping plaza could Harmony Road, Tindall Road, Wilson improve neighborhood traffic Road) have been steadily eroding. A circulation, as could a service road comprehensive analysis should be extending parallel to Route 520 to completed of all major intersections Rose Street. along these highways to determine 14. Impact fees – The development required improvements. community should be held accountable 12. East/West Circulation – The for traffic impacts on local roadways Township’s established roadway and and intersections. A detailed analysis rail network does not readily promote of the functional capacity of local east-west vehicular patterns. roadways and intersections should be Additional opportunities to encourage completed to provide the rational basis additional east-west access routes for a traffic impact ordinance. should be investigated. Options could Required requirements for on-and off- include creating an additional crossing tract road improvements would be

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clarified as development proceeds the County and NY Waterway, the throughout the Township. A traffic private entity that currently impact ordinance that develops a provides ferry service at the methodology for uniformly assessing Belford terminal. To date, NY and acquiring fair-share contributions Waterway has not committed to for off-tract road improvements should participating in the shuttle service also be considered. arrangement.

Transit 2. Expanded Bus Service – At present, only one NJ Transit bus route provides 1. Middletown Shuttle – Both Monmouth a transit option for Brookdale County and the Township have been Community College students and investigating the feasibility of employees. This route follows an providing enhanced local shuttle bus east/west pattern between Freehold service. Currently, a shuttle bus and Red Bank. Morning service hours service provides transportation are particularly limited, which may between the Middletown train station have an impact on increased private and a commuter lot at the Sears motor vehicle traffic. Consideration department store. This service has may be given to expanding the service been received with mixed-results, and hours for NJ Transit bus route #833 to is not utilized as heavily as originally encourage higher usage during anticipated. Encouraging commuting morning and evening peak hours. to Middletown employers via mass Additionally, the feasibility of transit (e.g. reverse commuting) is an providing a shuttle service between the issue that can be addressed via local Middletown train station and the BCC shuttle bus service. Two alternatives campus should be considered. for new local shuttles are being considered: Bicycling

• Route 35 Shuttle Bus – This option 1. Bikepaths - Monmouth County’s would provide a single hourly Henry Hudson Trail provides an shuttle service between 7:30 AM extensive, nine-mile bikepath along a and 10:30 PM between Campbell’s previous railroad line in the Bayshore Junction, the Middletown train neighborhoods. This bikepath will station and Holmdel Commons / eventually be extended an additional Holmdel Town Center. 12 miles towards Freehold Borough, • Dock & Roll - Shuttle bus service and may also connect with the recently between the Belford ferry terminal improved Gateway National and the Middletown Train station Recreation Area bikepaths. On- and during peak commuter periods, off-road, well delineated bikepath with peak-hour stops at Holmdel spurs should be encouraged to extend Commons on Route 35. Midday from the Henry Hudson trail towards service would incorporate a other bayshore recreational facilities. Campbells’ Junction stop. This In particular, the feasibility of alternative would require a extending a new bikepath between the partnership between the Township, Belford section of the Henry Hudson

31 MIDDLETOWN MASTER PLAN Circulation Element

Trail and Navesink River Road should • Encourage people to organize their be investigated. This bikepath would travel more efficiently run along an old trolley right-of-way and that is currently owned by an array Depending on context, physical of entities. Moreover, the Township improvements can be made within the should seek to improve and better established environment to foster traffic identify an existing bikepath in the calming. These include: New Monmouth area between Harmony Road and Tindall Road. • Speed Humps 2. Standards – The Township should • Speed Tables identify suitable roadways and areas • Roundabouts for on- and off-road bikepaths. • Raised Crosswalks Bikepaths can be required as on- and • Neckdowns off-tract improvements for new infill • Chicanes development. Monmouth County • Raised Intersections bikeway plan can provide a template Textured Pavements for the prioritization of important • routes and suitable roadways. • Signage

Traffic Calming A uniform set of benchmarks should be developed that serve as a guide in

determining when physical alterations to Traffic calming is a form of traffic planning existing and proposed roadways are that endeavors to balance the use of streets warranted. between motor vehicles, pedestrians and bicyclists. Principal goals of traffic calming Sidewalks include reducing vehicle speeds, improving safety, and enhancing quality of life. The issues of traffic speeds and volume are often 1. Prioritization for Capital interrelated, and Middletown’s array of Improvements - Sidewalk installation neighborhoods precludes any one “solution” projects are currently scattered to traffic problems. Each neighborhood has throughout the Township. While its own set of challenges relative to traffic, certain projects undoubtedly have and community involvement is essential to merit, a comprehensive plan has not devising context-sensitive solutions. been utilized to interconnect the existing sidewalk system to provide Broad techniques to achieve traffic calming safe and efficient pedestrian pathways. include: It is recommended that the Township establish a Sidewalk Installation Plan. This plan would inventory all • Reduce the speed at which automobiles sidewalks along primary, secondary travel by altering roadway design and collector roadways, and should • Change the psychological feel of the prioritize future sidewalk construction. street through design or redesign The plan would also have as a goal to Increase incentives to use public • install new sidewalks to connect transportation existing public places. Such a • Discourage use of private motor vehicles sidewalk plan should determine where sidewalks are essential, and then

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prioritize future installation where they are desirable. Priorities should be Beacon Hill Road from Portland Road to based upon such factors as proximity Leonardville Road to schools, bus stops, parks and other Broadway from Main Street (Belford) to public facilities. Main Street (Port Monmouth) 2. Primary Arterials – At present, the Browns Dock Road – entire length Planning and Development Chapel Hill road from Kings Highway Regulations require the installation of East to Sleepy Hollow Road sidewalks along all right of ways Cooper Road - entire length unless unusual and specific Garden State Parkway - entire Township circumstances are present. Pedestrian length safety and mobility is a top priority Hartshorne Road - entire length throughout the Township, but is Holland Road from Red Hill Road to particularly essential along primary Laurel Avenue collector roadways such as Routes 35 Kings Highway East – entire length and 36, and Newman Springs Road. Locust Point Road from Locust Avenue to Sidewalks should be provided for all Monmouth Avenue new infill development along these Monmouth Avenue – entire length roadways, and intersection McClees Road - entire length improvements such as crosswalks and Navesink River Road east of Lake Drive signage should be installed. Phalanx Road Port Monmouth Road (from Pews Creek to Scenic Roads Wilson Avenue and west of Main St. Belford) Scenic Corridors, which include roadways Red Hill Road from Kings Highway to the that extend through a variety of Township Garden State Parkway landscapes, contribute to the quality of life Sunnyside Road - entire length for all Township residents. These corridors Whipporwill Valley Road - entire length contribute to a sense of community identity, and scenic roadways themselves function as Monmouth County recognizes the important landmarks. importance of certain scenic routes and resources, and has designated Navesink Expansive, unobstructed views and uniquely River Road (east of Route 35), Locust Point picturesque sections of the Township are Road, and Navesink Avenue as scenic quickly disappearing as development roadways. pressure mounts for the dwindling supply of developable land. Creative design Amendments to the Planning and techniques, context-sensitive structure Development Regulations should be locations, the retention of an agrarian prepared that include design standards for atmosphere, and identification and scenic roadways and related scenic corridors. delineation of important viewsheds are all These standards may include enhanced essential components of scenic corridor setbacks, landscaping requirements, specific preservation. construction materials and adjustments to building height. The following roadways are hereby designated scenic roadways:

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Route 35 and 36 Corridors the public of upcoming capital improvements. 1. “Smart” Highways - Approximately 2. County Route 520 / Newman Springs 16% of the total traffic accidents in Road – Monmouth County is near the 2003 occurred on State Highways completion of a study for potential Route 35 and 36. Many of these traffic and roadway improvements accidents can be attributed to peak along a large stretch of the Route 520 hour traffic volumes approaching or corridor. The County should engage operating at design capacity and signal local officials and community inefficiencies. The Route 35 and 36 stakeholders during the final stages of corridors should be analyzed with the the project as design alternatives are objective of providing improved signal assessed and ranked. phasing using the latest technology. 3. Bridge Reconstructions – Certain key All signals should contain an adequate area bridges are slated for period for all legs of the intersection to reconstruction during the upcoming clear before the signal for the next years. These bridges include the street is activated. Oceanic Bridge, the West Front Street 2. Overhead wires – Where practical, all bridge and the Highlands Bridge at existing overhead wires should be Sandy Hook. Federal officials should placed underground to improve the engage the Planning Board and streetscape along the Route 35 and 36 community stakeholders regarding corridors. bridge aesthetics, pedestrian circulation, and traffic impacts Capital Projects resulting from construction phase closures. 1. Capital Improvement Plan - The Department of Public Works, in Residential Site Improvement Standards conjunction with the Acting Township Engineer maintains an Infrastructure 1. Local Context - In 1996, the New Management System (Priority Road Jersey Administrative Code was System). This system inventories and amended to incorporate uniform ranks each road in the Township with Residential Site Improvement respect to required improvements and Standards (RSIS) for all new maintaining serviceability. It is residential development. Certain recommended that this Priority Road design requirements for roadways, System be incorporated into a long curbs and drainage facilities were range capital improvement plan standardized for all residential pursuant to Section 40:55D-29 of the development throughout the State. Municipal Land Use Law to allocate Ultimately, Middletown should public expenditures for physical endeavor to identify Zoning Ordinance improvements in future years. The amendments relating to residential site long term Capital Improvement improvements that will be necessary to Program is needed to determine capital ensure consistency with the RSIS. needs, rank capital projects, prioritize 2. Special Area Standards – The RSIS budgeting of projects as well as inform permit municipalities to adopt special area standards that reflect unique local

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parking or design requirements. Tan Vat Road, Browns Dock Road and Consideration should be given to Water Witch Club roadways. adopting special area standards in densely populated residential Regional Transportation Planning neighborhoods where the installation of driveways for off-street parking The North Jersey Transportation Planning reduces the availability of Authority (NJTPA) is the federally neighborhood on-street parking. authorized Metropolitan Planning 3. Stormwater Management – The Organization for the area. The NJTPA February 2004 implementation of new funnels transportation funds towards local and enhanced stormwater management and regional capital transportation rules encourage minimization of improvements, and provides a forum for impervious surfaces and preservation interagency cooperation and public input natural drainage features. In certain into funding decisions. As Middletown circumstances and as individual prioritizes desired transportation situations warrant, di-minimis improvements, it recommended that local exceptions from RSIS roadway officials and staff coordinate with the improvement standards are encouraged NJTPA to determine if certain projects are to ensure consistency with the intent of appropriate for inclusion in the Regional the stormwater rules. Transportation Plan (RTP).

Unimproved Streets Design and implementation of Streetscape Many rural sections of the Township are Standards for the B-1 Business Zone currently serviced by unimproved streets (dirt or gravel roads). These streets usually The B-1 Business Zone is found in small service fewer than ten dwellings and abut nodes scattered throughout the Township. agricultural uses. It is through these streets These areas are comprised of individual that the Township maintains its rural stores which create a neighborhood character which enhances overall quality of shopping district. Specific design standards life. It is recommended that these should be adopted to promote a pedestrian unimproved streets be inventoried with the streetscape, as well as to revitalize the objective of developing an unimproved existing character of these areas. Site street plan. This plan should provide design elements which will encourage a community standards and recommendations for the full commercial areas includes decorative or partial improvement to each street, and sidewalks, street trees, traditional style street for the maintenance of these streets in an lights, benches, bollards, trash receptacles as acceptable condition. Full improvement to well as a uniform sign theme. Design and such streets should only occur should development incentive should be substantial new development occur along incorporated into the Zoning Regulations to them. The unimproved Street Plan should encourage property owners in these areas recommend specific road sections (dirt, become involved in such revitalization gravel, or pavement) for each street efforts. A mixture of uses such as inventoried. Roadways that should be residences above stores should be included in the inventory include encouraged. Whipporwill Valley Road, Cooper Road,

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management rules. Major development IV. UTILITY SERVICE ELEMENT includes new development that will ultimately result in the disturbance of one or The Utility Service Plan Element addresses more acres of land, or increased impervious stormwater management, drainage and flood surface by one-quarter acre or more. control facilities, sewerage and waste treatment, and water supply and distribution Middletown Township was issued a facilities. Municipal Stormwater General Permit on March 29, 2004 by the NJDEP that requires Stormwater Management the Township to implement several activities concerning stormwater management and Two sets of new stormwater rules to be water quality improvements. One of the key administered locally and through the NJDEP requirements is for the Township to prepare became effective on February 2, 2004. The and adopt a Stormwater Management Plan rules establish a comprehensive framework as part of the Township’s Master Plan. This for addressing water quality impacts adoption of a Stormwater Management Plan associated with existing and future must be completed by April 2005 with an stormwater discharges. Collectively, the implementing Ordinance adopted by April rules intend to: 2006.

1. address and reduce pollutants The Stormwater Management Plan must associated with existing stormwater document Middletown’s strategy for runoff; addressing stormwater-related impacts, and 2. set forth the required components of must address the requirements set forth in regional and municipal stormwater N.J.A.C. 7:8 of the Stormwater Management management plans; and Rules. Goals will include: 3. establish the stormwater management design and performance standards for • reducing flood damage, including new development. damage to life and property; • minimizing, to the extent practical, any Regarding design and performance increase in stormwater runoff from any standards for proposed development, the use new development; of non-structural stormwater management • reducing soil erosion from any techniques are emphasized. These include development or construction project; minimizing disturbance, minimizing • assuring the adequacy of existing and impervious surfaces, minimizing the use of proposed culverts and bridges, and other stormwater pipes and preserving natural in-stream structures; drainage features. Requirements for • maintaining groundwater recharge; groundwater recharge, stormwater runoff • preventing, to the greatest extent feasible, quantity control, and “Category One” an increase in nonpoint pollution; waterway buffers are also set forth. • maintain the integrity of stream channels Category One waterways in Middletown for their biological functions, as well as include the Navesink River, Shrewsbury for drainage; River and Swimming River and immediate • minimizing pollutants in stormwater tributaries. Only “major development” is runoff from new and existing required to comply with the new stormwater development to restore, enhance, and

36 MIDDLETOWN MASTER PLAN Utility Element

maintain the chemical, physical, and special flood hazard, permitted activities, biological integrity of the waters of the regulated activities, and prohibited activities. state, to protect public health, to The Floodplain Encroachment Permit safeguard fish and aquatic life and scenic procedure was established to review and and ecological values, and to enhance regulate projects to determine if the the domestic, municipal, recreational, applicable requirements have been satisfied. industrial, and other uses of water; and • protecting public safety through the Sewage & Waste Treatment proper design and operation of stormwater basins. Sewage is handled by the Township of Middletown Sewerage Authority (TOMSA) Specific stormwater design and performance and the Monmouth County Bayshore Outfall standards for new development must be Authority. Sewage is treated at a centralized included in the Plan. Long-term operation wastewater treatment plant managed by and maintenance measures for existing and TOMSA in Belford after being gathered future stormwater facilities will need to be from an extensive, 350-mile collection identified. A “build-out” analysis will need system. A total of thirteen (13) pump to be completed based on existing zoning stations located throughout the Township and developable land acreage. A review of facilitate the transfer of wastewater to the existing Township ordinances, the Township treatment facility. Master Plan, and other planning documents will need to be completed. In 1985 the treatment facility was expanded to a total capacity of 10.8 million gallons per Drainage & Flood Control Facilities day (MGD) from 6.5 MGD. The treatment facility provides both primary and secondary To adequately protect natural waterways and treatment of sanitary sewage. TOMSA's floodplain areas, it is necessary to first regional service area includes most of the accurately determine the limits of the developed areas in Middletown Township floodplain for each waterway. In 1974 the and all sewered portions of Highlands and Township Engineer prepared a Master Atlantic Highlands. Drainage Plan for Middletown. The seven volume Master Drainage Plan contains In 2003, the facility operated at an average detailed analysis of all the major drainage daily flow of 8.59 MGD, which represents basins in the Township. This plan provides an increase from the 1993 average daily an engineered delineation of the floodplain flow of 8.5 MGD. Based on a 10.8 MGD areas for each watercourse. The Master total capacity, the treatment plant now has Drainage Plan provides the basis for an additional reserve capacity of 2.21 MGD. designating areas where development should At present, there are no plans to expand the be prohibited or restricted. Specific treatment facility. TOMSA has developed a observations on each major drainage basin five-year capacity needs analysis, and the are provided and should be utilized to recommendations of this analysis are supplement this section. presently being incorporated into the Authority’s five-year capital plan. The In 1984, the Township Committee adopted Authority’s next large capital project will be Ordinance No. 1641 "Areas of Special Flood to upgrade the facility’s aeration system and Hazard." This ordinance identified areas of final clarifiers.

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Treated effluent is discharged through the Company. Public water supply is provided Bayshore Outfall Authority into the Atlantic from various surface sources, and processed Ocean through an outfall pipe located 4,000 at two large facilities: the Swimming River feet from Sandy Hook at 38 feet below mean Reservoir and Treatment Plant in Tinton sea level. Sludge is no longer treated and Falls, and the Jumping Brook Treatment composted as it had been at the time of the Plant in Neptune. All of Middletown is 1993 Master Plan. Instead, sludge is within a water service area, although not all dewatered and disposed of in a landfill. areas receive service. Some residential dwelling units in rural areas of the Township As the Township continues to develop with are served by individual wells. No changes the range of uses envisioned by the Land to the current system of water services are Use Element, the reserve capacity to treat envisioned. additional wastewater will diminish. Substantial rural and environmentally sensitive areas of the Township remain without public sewers, and are not within sewer service areas. Properties in these areas are commonly served by individual subsurface disposal systems (septic systems), and are generally located within the Environmentally Sensitive Planning Area (PA-5) as identified by the State Development and Redevelopment Plan.

Development intensity at or beyond currently envisioned land use patterns will compromise the ability to effectively treat wastewater, and may erode the integrity of fragile natural resources and ecosystems. The fact that large portions of the Township are regulated by the Coastal Area Facility Review Act (CAFRA) demonstrates the importance of preserving certain coastal resources, and extending sewerage infrastructure to these areas is discouraged. Accordingly, future zoning throughout the Township should acknowledge existing infrastructure limitations and conservation objectives.

Water Facilities

Potable water is supplied to Middletown Township by the New Jersey-American Water Company, which is a privately owned subsidiary of the American Water Works

38 MIDDLETOWN MASTER PLAN Community Facilities Element

Tax Collection V. COMMUNITY FACILITIES Department of Planning & Development ELEMENT Tax Assessor's Office Fire Prevention The Community Facilities Plan Element of Public Works Facility – Kanes Lane the Master Plan identifies the principal community facilities within the Township, both public and quasi-public. Community Department of Public Works facilities serve numerous functions in terms Maintenance of public health, safety and welfare, as well Recycling as educational, social, cultural and religious Emergency Management functions. The locations of existing Clean Communities municipal facilities are depicted on the Croydon Hall – Leonardville Road Community Facilities map.

Municipal Center Senior Citizen Center Department of Parks and Recreation Middletown Township has developed a Town Hall variety of community facilities and services to meet the needs of present and future residents. Some services are provided by Town Hall is located at One Kings Highway. private or volunteer agencies in accordance A recent expansion completed in 2003, with franchises or Township authorization. established a new and larger “Public Safety Wing.” This addition allowed for an The various governmental functions of improved consolidation of the police Middletown Township are housed in the administration and improved many of the following buildings. space deficiencies previously identified.

Town Hall – Rt. 35 and Kings Highway In 1984, the Township completed construction of the Johnson Gill Annex, Administration located at One Kings Highway. This facility Mayor's Office provided additional space and partially Township Clerk's Office reduced past over crowding and Court Clerk's Office decentralization problems. Within the past Municipal Court year both the Community Development and Police Department Fire Prevention departments were relocated Mail Room from the Croyden Hall facility, to the Annex.

Johnson-Gill Annex – Rt. 35 and Kings The relocation of Community Development Highway and Fire Prevention was made possible by the Township’s Acquisition of the “Carroll Department of Finance House,” located on Penelope Lane, adjacent Community Development to the Municipal Complex. This building is Management Information Systems occupied entirely by the Department of Purchasing Health. Overall this has resulted in improved Department of Building & Inspections

39 MIDDLETOWN MASTER PLAN Community Facilities Element

efficiency and better interdepartmental administrative offices, vehicle service bays coordination. and storage of Township maintenance vehicles, equipment and supplies. In 1987, In the summer of 1990, the Township this facility was expanded to include the completed construction of a 1,200 square Township recycling center. Separate trash foot storage building located at the enclosures are provided for the drop-off of Middletown Library. This building provides newspapers, aluminum, tin, bi-metal cans, transitional storage for all records, including glass bottles and plastics, all of which are police, which are on a retention schedule included in the Township's monthly curb- and will ultimately be destroyed. However, side pick-up program. In addition, batteries, both Town Hall and the Johnson Gill Annex cardboard, magazines, junk mail and brown still lack sufficient storage space for day-to- paper bags can all be dropped at the day needs, particularly short-term records, recycling center. Mulch and wood chips are reference materials and supplies. The also available for the public at this facility. Townships efforts to begin document imaging have helped and will continue to do Croydon Hall so. The Croydon Hall complex is located at 30 Within the next five (5) years the Township Leonardville Road. In February 1979, the should consider consolidation into a single Township purchased the complex which was municipal complex. While recent formerly the Croydon Hall Academy, an “all improvements to facilities and relocation of boys” school. The main building has been departments has improved governmental renovated into administrative offices and the efficiency, the fact that the Township must classrooms are used as an activities center. maintain multiple buildings and grounds This complex is also home to a number of results in added costs for maintenance and local sports leagues and clubs and is upkeep. A single Municipal complex will be extremely heavily used throughout the year. more efficient and convenient for the public Buildings to house these activities are who will be able to conduct virtually all of presently inadequate. There is a lack of their business as one location. The existing sufficient space, as well as space in need of facilities are also extremely inefficient in renovation, due to age and deferred terms of energy consumption. One option maintenance. The Township should work would be to raze the buildings on the with the various sports organizations in an existing Town Hall site on Route 35 and effort to share costs for needed Kings Highway in order to facilitate the improvements. construction of a new building. This could include the adjacent lands acquired by the The main structure on the site is known as Township over the years. In order to the Rice Estate and currently houses the accommodate this, obviously some headquarters of the Local Historical Society. municipal functions would have to be This building is over 100 years old. The relocated to temporary facilities. Township should investigate historic designation of the structure so that financial Public Works Facility assistance can be sought for its renovation and restoration. The building is presently in The Public Works Facility is located at very poor condition and without significant Kanes Lane. This facility contains

40 MIDDLETOWN MASTER PLAN Community Facilities Element renovation within the next two years, will studying or employed in the Township. A likely need to be demolished. nonresident senior citizen card costs $20.00 per year. Nonresident family cards are Library available for $50.00.

The main library of the Middletown Public The main library is open 64 hours per week. Library, opened in 1971, is at 55 New The Branch libraries are open 27 hours per Monmouth Road. Branches of the library week. are located at Monmouth Avenue, Navesink; Main Street, Port Monmouth; and Newman Staffing now includes 11 full-time librarians, Springs Road; Lincroft. The Library system one part-time librarian, 18 full-time and 8 has a total of 49 employees. In 2001 the part-time support staff, plus 11 part time Township received a $1.7 grant towards a Library Pages, for a total staff of 49. major renovation of the Main Library, including a 13,000 sq. ft. addition.. The Police Department project is now complete,. The total project cost is expected to exceed $8 million. In 2004 the police force consists of 104 Approximately one-half of the total project sworn officers. In addition, there are cost was provided by the Township. approximately 38 Auxiliary officers, 78 Additional funds are being raised by the crossing guards and 27 permanent civilian Library Board through donations. A major employees. renovation to the Bayshore Branch of the Library was also completed in 2001. The Police Department consists of two divisions, Uniform and Technical Services The main library is now a 39,000 square Divisions. foot building containing a Popular Materials Hub, Computer Lab Room, Teen Zone The Uniform Division consists of two Room, New Jersey History Room, Quiet Bureaus; Patrol and Traffic and Safety. A Study Room, Children’s Room and an Adult Deputy Chief heads the Uniform Division. Quiet Study Area. A large meeting room is The Uniform Bureau has one Captain (Patrol now available for programs and meeting Commander), six Lieutenants as Squad space for community groups. Now that the Leaders, seven Sergeants, one assigned to Library renovation is complete, greater use each squad (with the exception that one is now anticipated do to greater availability patrol squad has two sergeants) and 53 of services and resources. The Library Patrolmen. The Traffic and Safety Bureau catalog and other data is now available on has one Lieutenant (Executive Officer) with the internet 24/7. two Sergeants, eight Patrolmen and one part time Parking Enforcement Officer. Circulation is 2002 was 679,500, up from 604,337 in 2001, a 12 % increase. By The Technical Service Division, which is comparison the 1991 total circulation was headed by a Deputy Chief, consists of three 443,576, representing a in increase of over Bureau’s; Detective Bureau, Service Bureau 53% since 1991. and the Community Relations Bureau. The Detective Division includes one Lieutenant Terms for use of the library system include (Division Commander), one Sergeant free lending service to residents and persons (Executive Officer) and twelve Detectives (3

41 MIDDLETOWN MASTER PLAN Community Facilities Element of which are assigned to Juvenile Aid and 2 In addition, the large lightly developed area are assigned to I.D.). of the Township between the Navesink River and the Earle Naval Ammunition The Service Division includes one Sergeant, Depot is not well served by existing fire and one Patrolman assigned to Records stations. Should this area of the Township Management and computers. The ever develop significantly in the future, the Community Relations Bureau is supervised need for an additional fire station may also by a Lieutenant, with three patrolman be generated. assigned to perform the following functions; Crime Prevention, Environmental Patrol, The Community Fire Company has recently D.A.R.E. Program and Explorer Program constructed a new station along Appleton coordinator. Avenue, south of Route 36, in Leonardo. The new fire station has replaced the station The physical facilities of Police on the north side of Route 36, and will be Headquarters were greatly improved with able to house all of the fire company's the completion of a $1 million project that equipment, including a new aerial truck. included a 5,300 sq. ft addition and total Furthermore, the Leonardo section will have remodel of a new Public Safety wing. The a better level of fire protection by having project was completed in 2001. Even with one fire company on the north side of Route this improvement however the Police 36 (Brevent Park Fire Company) and one Department has indicated a need for further fire company on the south side of Route 36 improvements, incorporating the latest (Community Fire Company). design and technologies. A partial listing of the new facilities requested include: separate The Fire Prevention Bureau is responsible and secure arrest and booking room, an for the enforcement of the Township's Fire updated armory, and polygraph room, Code. The Fire Prevention Bureau consists interview room for patrol officers. In of a paid Combustible Inspector and two addition, there is a need for increasing the Fire Inspectors from each of the eleven fire size of both the male and female officer’s companies. locker rooms, and increased office space for patrolmen. The new building should allow In 1972 the Fire Department established a for both the Traffic Bureau and Community Fire, First Aid and Police Academy on 17 Relations Bureau to be located in the same acres of land located between West Front area with the rest of the department. Street and Nut Swamp Road to the west of Normandy Road. This academy was Fire Facilities established to train department personnel at a certified school. It provides the basic The Middletown Township Fire Department training mandated by Township ordinance is a volunteer organization consisting of prior to their acceptance as active firemen. eleven (11) fire companies. The Fire and First Aid squads from other Community Facilities Map provides the communities also use the facility for training. location of each station. In general, the present fire stations are adequately located One issue that should be addressed is a need to provide rapid service to all developed for better coordination between the areas in the Township. Township and the various fire companies relative to use of the land or buildings for

42 MIDDLETOWN MASTER PLAN Community Facilities Element other uses. In some cases intended use of In 2000 the Fairview First Aid Squad moved these properties may not be compatible with out of a facility on Rt. 35 that it shared with surrounding areas, creating neighborhood the Fairview Fire Company. A new First Aid conflicts. It is recognized that such facility was constructed on a 1.5 acre tract of arrangements make it possible for fire land located on Kanes Lane. companies to raise needed funds, but there should be a more cooperative approach The locations of the squad buildings and/or between the companies and the Township. squad territories may need to be relocated to insure rapid response to emergency calls. List of Fire Department Stations This is due to increased development in the Oak Hill, New Monmouth and Navesink • Station 1 – Navesink Hook and Ladder sections of the Township. In addition, many Company No.1 of the squad buildings are no longer • Station 2 – Brevent Park and Leonardo adequate to house the modern equipment for Company EMS and rescue services. • Station 3 – Belford Engine company No. 1 The major problem currently facing the • Station 4 – Community Fire Company volunteer system is the lack of available • Station 5 – East Keansburg Fire manpower, especially during daytime hours. Company It may be necessary to have assigned daytime personnel to ensure adequate EMS • Station 6 – Port Monmouth Fire coverage. The Township should closely Company monitor the staffing situation affecting the • Station 7 – Belford Independent Fire First Aid Squads, and be prepared to address Company any shortages, which might result in • Station 8 – Middletown Fire Company inadequate response. No. 1 • Station 9 – River Plaza Hose Company List of First Aid Facilities No. 1 Station 10 – Lincroft Fire Company • • Middletown - located on Kruse Place. • Station 11 - Old Village Fire Company • Port Monmouth – Located on Wilson Avenue. First Aid Squads • Leonardo – Located on Viola Avenue.

• Fairview – Located on Kanes Lane As of 2004, Middletown Township is served • Lincroft – Located on Hurley’s Lane by five (5) independent volunteer first aid squads. The location of each squad is Railroad Station shown on Map No.____, "Existing Fire and First Aid Squad Facilities." The squads are planning to reorganize into the "Association The Middletown Railroad Station is located of First Aid Squads" in the Township of on Middletown-Lincroft Road. There are Middletown. This reorganization is two municipal parking lots at the station. motivated by manpower problems, increases Parking Lot Number 1 is located to the west in training requirements, and increasing of Middletown Lincroft Road and contains demand for emergency medical service approximately 240 spaces. Parking Lot (EMS). Number 2 is located along the east side of Middletown Lincroft Road and contains

43 MIDDLETOWN MASTER PLAN Community Facilities Element approximately 1,200 spaces. Recent major and Half Mile Road, adjacent to Parkway renovations to both lots have substantially Exit 109. upgraded the aesthetics and functioning of the facilities for commuters and the public. Schools An automated parking meter system has been installed in lot Number 1 in 2002 and a The Middletown Board of Education $292,000.00 parking lot reconstruction was presently operates twelve elementary completed for lot Number 2 in 2000..A schools, three middle schools and two high complete train station remodel was also schools. The 1992/1993 school enrollment completed by New Jersey Transit in 1999. was 9,441 pupils. This represented a relative low point in total public school population Park and Ride Facilities in Middletown. Since that time school population has grown, but very slowly. The Six park and ride facilities are available 2004/2005 school population was 10,373. within the Township. The locations along This represents an increase of 9.8%. Route No. 36 at the intersections with However it represents 9.6 % fewer students Appleton Avenue, Wilson Avenue, Main than in 1980/1981. Street , Thompson Avenue, Morris Avenue and at Thompson and Palmer Avenues. An The location of each school is shown on the additional park and ride site is found at the "Community Facilities" map in this Plan. In railroad station on Middletown Lincroft 2004 the grade schools (K through 8) Road. The Township also leases contained 7236 pupils and the high schools approximately 100 spaces at Sears on Rt. 35 (9, 10, 11 & 12) contained 3124 pupils. and operates a shuttle to and from the train station. Each parking facility was improved Table CF1 and or upgraded by the Township with the School Enrollment K-12 assistance of a grant from the New Jersey School Department of Transportation. These Year K – 8 9 – 12 Total facilities are vital and help promote energy 1980/1981 7465 3914 11379 conservation by encouraging and facilitating 1992/1993 6383 3058 9441 the use of mass transit by the public. In 1993/1984 6570 3024 9594 addition, they help make Middletown the 1994/1995 6639 3072 9711 desirable place to live that it is, by enabling 1995/1996 6646 3006 9652 those working in urban centers such as New 1996/1997 6688 2897 9585 York or Newark to travel to work in a 1997/1998 6816 2924 9740 reasonable time. The Township is close to 1998/1999 6875 2804 9679 completing a plan that would link the 1999/2000 7107 2840 9947 various transit centers with each other, as 2000/2001 7132 2875 10007 well as with job and commerce centers, via a 2001/2002 7150 2900 10050 new, expanded shuttle service. Except for 2002/2003 6995 2978 9973 the railroad station, the Morris Ave. lot and 2004/2005 7236 3124 10360 the Wilson Ave. lot, these park and ride facilities are owned by private enterprises and leased to the Township. The New Jersey Highway Authority also established a park and ride facility at the corner of Rt. 520

44 MIDDLETOWN MASTER PLAN Community Facilities Element

Table CF2 2004/2005 School Enrollment Matrix Grade K 1 2 3 4 5 Sp 6 7 8 9 10 11 12 Total Ed School Bayview 52 61 69 70 72 72 44 440 Fairview 35 60 66 63 60 64 0 348 Harmony 60 78 48 79 73 78 51 516* Leonardo 32 61 52 46 60 42 0 293 Lincroft 56 72 77 77 80 88 8 458 Mtwn. Vil. 58 71 56 63 67 64 27 406 Navesink 22 40 36 36 55 60 23 272 N. Mon. 46 61 83 66 59 77 84 476 Nutswamp 60 89 91 82 83 84 13 502** Ocean Ave. 42 58 51 60 68 51 8 353*** Pt. Mon 36 39 43 38 41 64 0 261 River Plaza 51 57 49 52 49 71 0 329 Thompson 321 282 328 931 Bayshore 216 254 248 718 Thorne 279 315 339 933 HS North 431 434 431 384 1,680 HS South 371 357 358 358 1,444

Total 550 747 721 732 767 815 258 816 851 915 802 791 789 742 10,360

* Includes 49 students in Multi-Age Programs ** Includes 14 students in Multi-Age Programs *** Includes 15 students in Multi-Age Programs

Table CF3 Facility Condition Index by Building Bayview .27 Ocean Avenue .20

Fairview .35 Harmony .21 Leonardo .16 Lincroft .20 Middletown Village .28 Navesink .18 New Monmouth .24 River Plaza .23 Bayshore .08 Thompson .19 Thorne .10 High School North .23 High School South .16

45 MIDDLETOWN MASTER PLAN Community Facilities Element

The Facility Condition Index, as identified the size of the school. In order to keep the in the latest Facilities Plan is a standardized school size at or below 240, class sizes are method for measuring the condition of a "capped" at about 60 students per class. All building. It is generally defined as a ratio of students are residents of Monmouth County replacement cost compared to the cost to and attend the school on a full-time basis. repair deficiencies. It is recommended that a The technology program is an academic, ratio of .10 or lower be maintained. The theory based curriculum that integrates the school Facilities Plan has identified the mathematics and laboratory sciences with adequacy of the current K-5 schools in the engineering and telecommunications Township, both in terms of facility technologies. This program prepares conditions and size. One recommendation is students for a baccalaureate degree through the for the establishment of a centralized a traditional four year program. The kindergarten school. This would not only technician program is a hands-on approach free up much needed space in the existing and is based on skill development. The grade schools, but would also allow for the program prepares students for entry level job establishment of full-day kindergarten positions in the related technologies. programs. The Board of Education should work closely with the Township in Brookdale Community College addressing a solution to the K-5 issues. The Brookdale Community College campus Vocational Technical School is located along Newman Springs Road in Lincroft. The college was founded The Monmouth County Vocational approximately 37 years ago and offers Technical School is located adjacent to the advance studies for students seeking an Middletown High School North. In 2004 Associates Degree. Over 50 degree the vocational school enrollment consisted programs available include Associates of of 192 students. This school provides for a Science, Associates of Arts, and associates variety of day and evening courses in in applied sciences and technology. The vocational technical programs for youths Associates of Science and Associates of Arts and adults. Programs are modified based is a two year program which prepares upon changes in technology, community students for further education through a needsand student interest. traditional baccalaureate degree.

Hi-Tech High School In 2004, a total 12,724 students were enrolled at Brookdale, including 10,742 High Technology High School, a Matriculated (degree-seeking) students and collaborative venture of the Monmouth 1,982 non-degree students. County Vocational School District and Brookdale Community College, opened for During the summer months, the college the first time in September, 1991. The provides a full range of sports camps. School focuses on the disciplines of science, Young athletes receive specialized training mathematics, and technology. In 1992, the in baseball, basketball, soccer, softball, Vocational School District constructed a cheerleading and wrestling. Basic and new Hi-Tech High School building at the advanced camps are offered to meet each Brookdale Campus. The facility expanded athletes skill level and to provide a once in 1994-95, which more than doubled challenging program.

46 MIDDLETOWN MASTER PLAN Community Facilities Element

Recommendations Programmatic changes at Brookdale in recent years, in particular the popularity of 1. Each year the Township Committee Community Development courses and the prepares and adopts a Capital new “Communiversity” arrangements with Improvement Plan for the upcoming various four year institutions have fiscal year. The plan is used to guide the noticeably increased campus activity. These expenditure of funds for capital impacts on the surrounding community and improvements and purchases. However, local roads must be closely monitored and the plan does not project capital controlled through cooperative efforts programs into the future to prioritize between the college, its student, the anticipated capital projects, determine Township, the County and the area residents. long range spending implications or impacts on operational budget. It is recommended that the Township prepare Hospitals a six year Capital Improvement Plan pursuant to Section 40:55D-29 of the The New Jersey State Plan for the Municipal Land Use Law which Construction and Modernization of establishes performance goals and Hospitals and Related Medical Facilities objectives. The long range plan will link prepared by the New Jersey Department of the Master Plan and Fiscal Plan with Health, divides the State into twelve regions future capital needs, schedule projects for hospital planning purposes. Middletown over time and inform the public with Township is within Region 8 which includes greater accuracy and confidence of most of Monmouth and Ocean Counties. upcoming capital programs. Within Monmouth County, there are five hospitals: Bayshore Community, Centra- 2. The Township and the Middletown State Medical Center, Jersey Shore Medical Board of Education should begin a more Center, Monmouth Medical Center, and formal process of working together in Riverview Medical Center. order to develop a long range facilities plan in order to address anticipated The two hospitals best located to serve growth as well as current capacity issues, Middletown Township are Bayshore particularly at the Elementary School Community Hospital located in Holmdel level. Issues such as current localized and Riverview Medical Center in Red Bank. growth projections, coupled with present These hospitals provide general facilities district configurations must be which are adequate to serve the future needs coordinated and addressed. of the residents of Middletown.

47 MIDDLETOWN MASTER PLAN Open Space, Recreation and Conservation Element

corporate office and research facilities were VI. OPEN SPACE, RECREATION attracted to the area. Today Middletown is AND CONSERVATION PLAN home to approximately five million square feet of office development and includes Open Space and Recreation Plan major employers such as AT&T, Lucent Technologies, AVAYA and Brookdale Executive Summary Community College.

Middletown Township is one of the largest The result of this prosperity, however, has and most diverse municipalities within the been a rapid diminution of open land within State of New Jersey. Encompassing 42 the township. The growth of the past has square miles and approximately 70,000 placed great strains on the Township’s people, Middletown is home to a wide array services and infrastructure; most notably of characteristics which all combine to road congestion and traffic safety issues create a truly unique community. Socio have become increasingly problematic. economically, Middletown is characterized Drainage and flooding problems have also by areas of very high income and land increased. Increased pressure is also placed values as well as very high density areas on existing recreational facilities and occupied by numerous low and moderate programs. Compounding these problems is income households. Middletown is also the fact that the parcels still undeveloped are home to everything in between. The typically ones with severe environmental diversity in land use characteristics is also constraints, often home to fragile lands and noteworthy. Evidence of this can be seen by wildlife. a review of the Township’s Zoning Ordinance which reveals 15 different single Continued growth, left unchecked, will family residential zones and 19 different further harm the community and its residents, multi-family residential zones, most of impacting the quality of life that brought which are fully or almost fully developed. people to this area. Simply put, we are nearing a breaking point. The Township Middletown had formerly been further understands that given economic and characterized by vast agricultural areas to fiscal realities, as well as the law of the land the south and east, and coastal areas in the in New Jersey and the United States, north. Development and growth in development of private property will Middletown was most significant during the continue virtually unchecked, without decades following World War II and progressive, aggressive, and creative efforts particularly after the extension of the Garden being made by communities. Various State Parkway to this area in the mid 1950’s. methods of land preservation will be Residential development activity remained addressed in this Plan, including outright strong throughout the 1960’s, 70’s and early acquisition, conservation easements, 80’s. agricultural retention programs, acquisition of development rights, transfer of After a relatively brief slowdown of development rights, donations and the use of residential development from 1988-1992, creative development techniques. growth has once again begun to occur. Commercial development has remained very The taxpayers of Middletown spoke loudly strong since about 1980 when large in November, 1998, when they

48 MIDDLETOWN MASTER PLAN Open Space, Recreation and Conservation Element overwhelmingly supported a one cent fishing, and vast natural areas, however, the dedicated municipal open space tax. An public beaches are the main attraction. Also, additional one cent increase was equally located on Sandy Hook is a U.S. Coast well supported and became effective in 2002. Guard Installation, Fort Hancock Army It is now our job to fulfill the public’s goal Museum, Marine Academy of Science and to acquire and protect as much land as Technology (M.A.S.T.). Due to Sandy possible as soon as possible. It is our hope Hook’s historical significance, dating back that this plan will achieve this goal. to the American Revolution, the entire peninsula has been designated a National Introduction Historic Landmark. Every effort should be made to preserve the character, history, and The Parks, Recreation and Open Space Plan environmentally sensitive features of Sandy Element of the Master Plan is intended to Hook, while minimizing the intrusion of provide a comprehensive set of goals and private, non-recreation or non-educational objectives designed to identify and address oriented land uses and activities. both the short and long term needs of present and future residents of the township. County Parks This plan will consist of four primary categories; the four are: The Monmouth County Parks Department has eight parks in the Township totaling 1. An inventory of existing park and approximately 2430 acres. Hartshorne recreation facilities. Woods Park is their largest park in 2. An analysis of existing and future needs Middletown. Thompson Park in Lincroft is for park, recreation facilities as well as their second largest and one of the most open space and farmland. heavily used parks. It houses the County 3. An action plan describing the process of Parks administrative offices. In recent years, plan implementation and the use of the County has placed emphasis on funds earmarked for open space developing the Bayshore. Most recently they preservation. have acquired two separate parcels of land 4. An analysis, inventory and ranking of in Port Monmouth. One is now the site of privately owned properties suitable for the County Marina known as Monmouth acquisition and or preservation. Cove Marina, consisting of 12 acres. They have also acquired the Bayshore Railroad There are presently 78 parks totaling 5,395 right-of-way, which is known as the acres in Middletown Township providing a Bayshore Trail System which connects wide array of recreational opportunities to Matawan to Atlantic Highlands. The Trail the public. Of the 78 parks there is one (1) System consisting of three separate sections: National Park, eight (8) County Parks and Henry Hudson Trail; Baywalk, a proposed Sixty-nine (69)Township parks. walking path to be located along Ideal and Leonardo Beaches with branches from the National Park Trail; and Bay Bikeway, to be located along local roadways off-shooting from the Trail. Gateway National Park on Sandy Hook This Trail system is heavily used by walkers, consists of 1,792 acres of land and is located joggers, runners, skaters and cyclists. east of the Highlands Borough. Sandy Hook offers a variety of activities; such as; hiking,

49 MIDDLETOWN MASTER PLAN Open Space, Recreation and Conservation Element

In addition, the County is nearing completion of the Bayshore Waterfront Park, 2. The establishment of realistic projections consisting of 145+ acres along nearly the for the short term and long term open entire Port Monmouth waterfront. This park, space preservation needs of the residents which begins at the Pews Creek inlet on the of Middletown. west, encompasses a continuous wild beach front and natural dune environment for 3. The establishment of policies, approximately 1 mile, due east. The park procedures and resources for the also includes the historic Seabrook/Wilson acquisition and/or preservation of land House and the Port Monmouth fishing pier, for open space, recreation, historic both of which were recently acquired from preservation, conservation and the Township. agricultural purposes.

Municipal Parks 4. Preparation of a comprehensive plan which will address the wide variety of At this time, there are 69 municipal parks recreational needs of the residents of totaling 1,241 acres located in the Township. Middletown. Of these, 50 are developed with recreation facilities and 19 remain undeveloped. 5. Establishment of a methodology for Appendix D depicts their location and evaluating and prioritizing land for its Appendix B shows their corresponding potential value as public open space facilities. In addition there are 17 public and/or recreational land. schools in the township, each of which provides a wide variety of recreational 6. The plan should emphasize tracts for facilities. Despite the existing facilities in open space purposes that will contribute the township, deficiencies remain. to and enhance the scenic and aesthetic Middletown is almost entirely developed quality of neighborhoods. and zoned residentially with the vast majority of residential areas containing 7. The Plan should emphasize the value single family dwellings Some residential and importance of farmland preservation. areas of the Township remain under-served Efforts should be made to encourage the with respect to neighborhood parks and continuation of agricultural activities playgrounds, as well as community and teen wherever possible, as a fiscally sound centers. Another deficiency is areas for and culturally valuable land use. passive recreation and conservation. 8. The preservation of historically Numerous privately owned properties important properties, buildings and contain critical environmental features structures should be considered when which will be lost or at least harmed forever, seeking to acquire property. should development occur. 9. The Plan should emphasize tracts of land Plan Goals and Objectives for active recreational purposes that are well suited for such development and 1. The establishment of realistic projections where environmental disturbance will be for the short term and long term kept to a minimum. Recreational uses recreational needs of the residents of which are presently unavailable or have Middletown. limited availability within the Township

50 MIDDLETOWN MASTER PLAN Open Space, Recreation and Conservation Element

include but are not limited to indoor shall only be applied as a last resort, swimming facilities, a skateboard park, where the land is considered to be of public golf facilities, indoor ice hockey vital importance to accomplishing the facilities, field hockey and lacrosse. goals of this plan, and all reasonable efforts to reach a fair arrangement have 10. The plan should emphasize the been exhausted. development of smaller “pocket parks,” primarily in the more densely developed Needs Analysis portions of the Township. Such parks are intended to be accessed primarily by An Ad hoc Open Space Committee was pedestrians and will service residents formed by the Township Committee to within given neighborhoods. Generally develop an Open Space Preservation Plan. “pocket parks” can range from 10,000 The Committee is made up of various public square feet to 40,000 square feet in area officials and professionals, nearly all of and may contain such facilities as: a tot whom are also residents of the township. lot, swings, a half basketball court, open Specifically, the Committee includes two play area, benches etc. The members of the governing body, three development of any recreational facility members of the Township Planning Board, within a neighborhood shall be the Township Planning Director, the undertaken with the input of area Township Parks and Recreation Director, a residents. The township shall meet with member of the Township Open Space area residents to obtain input prior to the Preservation Committee, a member of the development of any new pocket park. Township Environmental Commission, a Planner from the Monmouth County Park 11. A significant potential resource for open System, a representative of the local space and recreational land is “under- Recreation Advisory Board and the utilized” properties. These are properties Executive Director of the private non-profit that are neither vacant or farmland. They Monmouth Conservation Foundation. are partially developed properties with large portions of the site potentially Many of the recreational needs specified in suitable for acquisition. Such properties this Plan were recommended by the have not been mapped or identified on Middletown Recreation Advisory the list of possible open space/recreation Committee. In addition, needs for open sites. This is due to the fact that they are space protection, historic preservation, land somewhat difficult to define and conservation, agricultural retention and the categorize. However, it is recognized preservation of natural areas were added by that in some cases it may be appropriate the Ad hoc Committee. The Township also and in fact beneficial to acquire all of or has had a standing Open Space Committee portions of partially developed for many years. The standing Committee has properties. also been an active participant in this process. The Committee is presently 12. In considering the acquisition of engaged in studying over 100 potential property, the Township Committee shall locations for use as pocket parks. The make every effort to negotiate an findings of the Open Space Committee have amicable and fair transaction. The use of been incorporated into this Plan. In addition, condemnation and/or eminent domain some of the needs identified resulted from

51 MIDDLETOWN MASTER PLAN Open Space, Recreation and Conservation Element public input at forums held in 1998 and 1999 each attended by over 50 residents, as 3. Court Sports: Additional court sport well as Master Plan hearings held in 2003 facilities with some multiple use options, and 2004. Because of the significant built-in such as basketball courts with the expertise of the Committee, we can be capability to also play volleyball or other confident that all areas of need have been similar court sports should be explored. adequately analyzed. The Middletown Township Committee has kept Ad hoc 4. Access to Waterways: Additional public Committee together as an advisory group as access to local waterways such as Sandy the Township moves toward plan Hook Bay, Navesink River, Poricy Pond, implementation. The needs analysis will also Shadow Lake, and the Swimming River address non-recreation oriented open space must be made a priority. The issues. While it is recognized that active Township’s recent agreement to acquire recreational facilities and programs are the Chris’s Marina property on West important; so too is the preservation of land Front Street is an excellent step in in its natural state. Undeveloped natural improving water access in Middletown. areas and open spaces are vital to the overall well being and ambiance of a community. 5. Golf Facility: Golf is a fast growing, This is particularly true in communities extremely popular sport.. The need where such areas exist, but are at risk of exists for additional public facilities for being lost to development. Natural areas are instruction, practice and play. These important for maintenance of the local facilities could include a driving range, a ecology and provide excellent educational small par-3 course, executive 9 hole opportunities for all. In addition many such course or a full public 18 hole golf areas provide opportunities for enhance course. groundwater and aquifer recharge and better overall storm water management. 6. Indoor Facilities: Aquatics, Ice Hockey, Basketball and Tennis are just 4 areas Projected Recreation Needs where there is a need in our township as well as our region for these type 1. Mini-Parks: Many areas of town facilities. Public private partnerships including the Bayshore have a distance should be explored, particularly for the of a ½ mile to 1 mile or more to a park development of Ice and aquatic facilities, site. More pocket mini-parks on lots due to their substantial cost and unique between ¼ and 1 acre in size would management needs. serve this need. 7. Athletic Fields: Any new fields 2. Trails: Trails within Township’s Parks developed should be designed for multi- system can accommodate varied uses purpose use and for varied ages. Sports such as biking, walking, running, such as Field Hockey and Lacrosse equestrian activities and nature should be accommodated. interpretation. The Township should explore and study the feasibility of 8. Sports Lighting: Additional sports utilizing the exiting JCP&L/GPU right- lighting on existing facilities would of-way, extending from approximately make them more useable and therefore Leonardville Road to the Navesink River

52 MIDDLETOWN MASTER PLAN Open Space, Recreation and Conservation Element

present less of a need for other new 3. Water Access: One of Middletown’s facilities. most prominent features is its extensive waterfront. Literally two thirds of 9. Senior Citizen Facility: Additional Middletown’s perimeter adjoins major Senior Citizen Satellite facilities, in bodies of water: Raritan/Sandy Hook addition to the center at Croydon Hall, Bay, the Navesink River, and the are needed to serve seniors in all areas of Swimming River. Public access to the the Township. An improved system of bay is quite good, given that Middletown transit and access is important in order to has two public beaches and the County improve services to seniors. Waterfront Park. The Navesink River and especially the Swimming River have Projected Natural Area Preservation minimal areas for public access at this time. Efforts should be made, through 1. Wetlands: Substantial areas of wetlands this Plan to expand public access to are still privately owned throughout the these waterways so that they may be Township. These vital areas are crucial enjoyed by all. Some steps have been to maintaining bio-diversity within the taken such as the acquisition of a portion region. While current state regulations of the Ryder Tract and the nearly limit disturbance of wetlands, little by completed acquisition of Chris’s Marina. little encroachment and filling still occur. Efforts should be made to protect these 4. Agriculture: The major component of areas against further disturbance. Middletown’s current inventory of Belford, Port Monmouth, Leonardo, undeveloped land consists of farmland. Navesink, and the Swimming River Every effort must be made to help farm corridor contain the majority of wetlands. owners to continue the agricultural use of their land. The Township, in concert 2. Steep Slopes and Woodlands: Much of with farm owners should seek to take the undeveloped portions of the advantage of any available farmland Township still remain heavily wooded, retention programs. holding substantial populations of wildlife, including deer and fox. Many 5. Historic Preservation: One of the most of these areas also contain steep, fragile significant characteristics of Middletown slopes. Such areas are of vital is its rich historical heritage. The importance for protection, particularly Township is home to several historic due to their potential for erosion once districts and hundreds of historically disturbed and the potential impact on significant properties. Whenever surface water quality and flooding. The possible, historically important southerly and southeastern portions of properties should be preserved. the township such as the Navesink and Chapel Hill areas contain the majority of Other Assumptions Regarding Existing steeply sloped areas. The Township’s and Future Recreational Needs: recent adoption of an ordinance establishing stricter oversight of land Athletic Facilities disturbance, particularly in critical areas is an important step in achieving this. Baseball/Softball - Two (2) new fields were completed at Croyden Hall in recent years,

53 MIDDLETOWN MASTER PLAN Open Space, Recreation and Conservation Element these, along with maximum utilization of The Township will continue to maintain a school sites, baseball/softball needs at cooperative relationship with the County current participation levels should be and will participate in any way that it can in adequately addressed, with the possible providing suitable locations for such exception of 90 ft. fields. Two new baseball regional facilities. fields are planned for a newly acquired tract of land on Rt. 36 in the Navesink area. Poricy Park

Soccer Fields - A need remains for soccer Environmental/ Natural Resource Ed. - The fields to address an ever growing level of Poricy Park foundation along with the participation. There is particular need for Townships Park and Recreation programs smaller fields to accommodate younger provide exceptionally high quality players. Development of such fields will opportunities for education in the areas of also free up larger fields for teen and adult natural resources and environmental participants. New fields were recently protection. completed on Oak Hill Road and another new field is planned for a newly acquired Existing Facilities tract of land on Rt. 36 in the Navesink area. Playground Areas - Some need exists for Roller Hockey - With three full size rinks playground facilities, particularly in certain now available in the Township, roller under-served areas. In addition, some hockey demands at current participation existing park sites should be upgraded with levels appear to be adequately addressed. new/better equipment to help fulfill this Some need does exist for smaller practice need. areas, which would be most suitable nearby the existing rinks. Long Term Maintenance - The Township must continue its commitment to providing Equestrian – There is presently a shortage in annual funding for the maintenance and the area of opportunities for horseback upkeep of existing park and recreation riding and other equestrian activities. There facilities. These efforts result in long term is also a shortage of boarding space in the savings and will minimize the need for area. Opportunities should be explored to “new” facilities in the future. acquire land that would be suited for these activities. Green Acres

County Facilities Funding - The Township has had an excellent relationship with the New Jersey Regional Facilities - The Monmouth County Green Acres Program. Middletown has Park System does an outstanding job in successfully implemented several grants providing regional park and recreation needs. and loans from Green Acres. it is our The only facilities not provided for which an expectation that such relationships and apparent need does exist is for one or more support will continue. major indoor recreational facilities. Specifically, indoor ice hockey and swimming facilities are needed.

54 MIDDLETOWN MASTER PLAN Open Space, Recreation and Conservation Element

Other Assumptions Regarding Existing 1999. An additional 1 cent was approved by and Future Open Space and Natural Area the voters in 2001 and collection began in Needs 2002. The Township immediately began actively working with land owners As indicated earlier, there are currently 19 throughout the Township to negotiate undeveloped parks within the Township. preservation and or acquisition of their land. These parks account for approximately 360 The Township has taken maximum acres. Public access to these areas is in most advantage of State funds available through cases very limited or even nonexistent. A the Green Acres and other preservation plan should be developed for each park programs which would help encourage public access to them. Walking, hiking or in some cases A great deal of the initial work in planning even jogging trails should be established. strategies for preservation and establishing Small signs and small unpaved parking areas priorities has been undertaken by the Open should be created to encourage and facilitate Space Committee. The efforts of the Open public access and use. In addition to the Space Committee with support and follow- existing undeveloped parks, future through by the Governing Body have acquisition efforts should also address resulted in the completion of a number of natural areas. The Township should seek to successful property acquisitions and Land acquire 40-50 acres of coastal open space in preservation initiatives. The Open Space Leonardo. While this area should remain Planning efforts undertaken since the undeveloped, public access should be initiation of the Open Space Tax have encouraged. Similarly suitable land exists in resulted in the following successful projects: every part of the Township and efforts must be undertaken to acquire such properties to TABLE OS1 maintain a fair balance between active and Completed & Pending Open Space Projects Project passive recreational needs. Another sound Acres Cost($) Use reason to actively seek out such natural Name Preservation/ Vitiello 6 325,000 areas is that they will often be available at Possible Trail Link much lower costs than other lands, due Conservation Mahon 11 770,000 mostly to environmental constraints. There Easement will also be instances where properties will Cavadas .7 165,000 Skate Board Park Preservation/Passive contain both areas worthy of preservation Conifer 25 1,950,000 and areas suitable for active recreation. Rec. Preservation/Water Fisler 4 380,000 Recognition of such multi-use properties is Access* important and provides a good way to Mid Dev. Preservation/Passive 10 850,000 address the various interests of the public in Corp. Rec. a single “project” or transaction. Marutsuchi 7.5 790,000 Active Recreation Waterfront DeFillipo 7.5 4,300,000 Action Plan Park/Water Access* Preservation/Passive Gilligan 14 790,000 Rec. In December, 1998, Middletown’s Reid 12 1,430,000 Preservation/Trails governing body adopted an Ordinance Tretter 44 2,085,000 Preservation/Trails* Preservation/Possible establishing a dedicated Open Space Tax of Dempsey 5 1,300,000 1 cent per $100 of assessed valuation. Pocket Park* * Closing pending Collection of these funds began in June of

55 MIDDLETOWN MASTER PLAN Open Space, Recreation and Conservation Element

Target Accomplishments are farmland assessed and their assessed value on the tax roll is far below real market The process of selecting properties for value. The properties not farm assessed may acquisition shall, of course, always remain a be acquired for an amount reasonably close dynamic one. Numerous factors will to current assessed value. Land values have influence the actual decision-making process, increased dramatically just since the including site availability, owner willingness, inception of this plan. There is no reason to development pressure, funding availability, expect any significant slow down in price recreation needs and critical environmental escalation. issues. A factor in site selection shall also be the Site Evaluation Criteria (Appendix A). Based upon an average of $100,000 per acre While the evaluation criteria shall not be of land, acquisition of all lands listed could dispositive in site selection, given the well exceed $100,000,000.. Clearly the numerous influencing factors described Township does not expect that all properties above, the use of a rational formulaic will be acquired, but depending upon the approach provides a sound basis for funds available, it is reasonable to expect decision-making. Middletown will continue that approximately 200-300 acres more can to seek acquisition and protection of Land. be added to the 149 acres acquired. A variety of park types have been and will Currently the Township is in active continue to be emphasized, including active negotiations to purchase and or otherwise recreation, passive recreation, conservation preserve another 180 acres. Utilizing other and natural resource protection, and means of preservation such as conservation neighborhood/pocket parks. Preservation of easements, charitable donations and creative farmland will also be explored for development techniques etc., will also appropriate properties. Opportunities for enable the township to acquire some land farmland preservation shall also be without direct fiscal impact. considered and pursued. Part II of Appendix A provides a methodology for evaluation of Non-Capital Development Actions the agricultural potential of properties. Middletown Township has a long history of Capital Development Actions utilizing creative zoning techniques to save land. The township is home to a number of The Middletown Open Space Tax presently cluster developments built 20-30 years ago collects approximately $924,000 per year. in which open space tracts were set aside for Depending upon interest rates, the township preservation, and, in some cases, deeded to anticipates being able to raise between the township to become public land. In the $14,000,000.00 to $20,000,000.00, utilizing early 1980s, Middletown adopted open space tax revenues for repayment of Performance Residential Standards which the debt. allowed for modest density bonuses to be combined with modified development The list of properties provided herein in standards such as lots sizes, setbacks etc. Section V. contains over 35 properties. The The result was the preservation of larger properties are, of course, quite diverse in tracts of land, often surrounding the character, location and condition; therefore developed parcels and acting as a “green- determining values is somewhat difficult at belt.” One particular residential project this time. A large number of the properties developed in the mid-90’s, which resulted in

56 MIDDLETOWN MASTER PLAN Open Space, Recreation and Conservation Element the Preservation of approximately 30 acres Policies and Strategies of open space and farmland , plus an historic building, was given and award for by the The implementation of Middletown’s Open NJPO for its creative design concepts. Space Plan shall be guided by policies and strategies designed to address the needs and Middletown also enacted Zoning Ordinances interests of all residents of the Township. designed to replicate the positive impacts of Meeting the evolving needs and interests of performance residential development in our large and diverse populace will be the commercial zones. The B-P (Business-Park) key to the success of this Plan. zone permits greater floor area ratio (FAR) and building height in exchange for the Po1icies dedication of open space. In addition, performance commercial development is 1. The residents of the Township have permitted in most nonresidential zones as a voted to dedicate their tax dollars to conditional use. This ordinance increases open space acquisition and preservation. permitted FAR’s upon meeting various The Township shall therefore ensure that design criteria intended to increase visible the funds collected will be utilized to and useable open space, minimizing address the wide variety of interests coverage by impervious surfaces. amongst residents. Middletown intends to continue implementing such techniques and will 2. All of Middletown’s recreation facilities remain open to any other approaches which shall be open and accessible to the might help to preserve open space, including public. Maximum effort will be made to contiguous and non-contiguous transfer of ensure that facilities are available to development rights. Due to the township’s meet the needs of all of our residents size and complexity, it does provide a full including youth, senior citizens and range of in-house professional services to those with special needs. the community. The Department of Planning and Community Development maintains 3. All categories of open space acquisition staff of 10 full-time and 2 part-time shall be accommodated. It is recognized employees, including 6 professionals in that sound and adequate recreation areas such as Planning, Real Estate, Public facilities are vital to a community. Administration, Tax Assessment and Zoning. However, equally important is the The Department of Parks and Recreation acquisition and preservation of land for provides a full range of recreation programs, conservation purposes. The protection of facilities and services to the community. The environmentally sensitive lands is vital department contains a staff of 30 full-time to the overall ecology of a community and 100 part-time employees. Given such and a key factor in establishing a quality staff resources, the township is able to of life. provide a substantial body of in-house technical expertise. Such expertise is 4. The Township will continue to work therefore also available to the general public with the State of New Jersey, Monmouth and to the development community. County and the Middletown Board of Education in efforts to preserve and provide recreational opportunities. In addition, the township will continue to

57 MIDDLETOWN MASTER PLAN Open Space, Recreation and Conservation Element

work with private sector entities devoted various entities if acquisition is to be a to open space preservation, such as the realistic goal. Lack of such coordination Monmouth Conservation Foundation will reduce the effectiveness of this Plan and the New Jersey Conservation and prevent the achievement of its goals. Foundation. 4. Public information and awareness efforts will be paramount in Middletown’s 5. The Township shall continue to seek overall approach to open space public input and participation on all preservation. The Township will aspects of Plan implementation. provide the public with information on Decisions made regarding property the wide array of methods which can be acquisition and property utilization shall utilized to save land. Such methods will be made after seeking and considering include: public comments. • Outright donation 6. The Township in concert with willing • Donation by will and interested farm owners shall seek to • Donation with life rights participate in any available State, county • Gifts or federal programs dedicated to • Outright sale farmland preservation. In addition, other • Bargain sale techniques such as farmland easements, • Installment sales purchase of development rights and • Sale with life rights transfer of development rights will also • Conservation easements be utilized whenever appropriate. • Deed restrictions Strategies • Conditional transfers and reverter clauses 1. The primary strategy for successful plan • Mutual covenants implementation shall be the use of a • Leases comprehensive approach to all aspects of • Management agreements decision-making. The site evaluation • Farmland preservation programs criteria should aid in sound property acquisition decisions and should be Property Inventory considered in conjunction with other influencing factors. The following is a listing of properties 2. Public participation, input and support which have been identified as having some will also be sought for every action potential as open space or recreational taken in furtherance of this Plan. It is facilities. The listing is not intended to imply understood that opinions may differ as to that there has been determination to acquire specific actions to be taken. All or attempt to acquire any specific property. viewpoints shall be considered before Additionally, while the list is intended to be action is taken. inclusive, it is by no means complete. There 3. The Township will work closely with may from time to time be properties added other governmental agencies as well as to the list as the Township becomes aware of the private sector. The Township them or as needs change. Accordingly, from understands that some properties will time to time, properties may be removed require a coordinated effort amongst from the list as they are developed or when

58 MIDDLETOWN MASTER PLAN Open Space, Recreation and Conservation Element

there is a specific reason warranting other forms of active recreation may include exclusion. playgrounds, skateboard facilities and open play fields. The properties listed are categorized in two ways: park type and potential uses. The Passive Recreation - Activities generally specific category selected is in most cases a not involving athletic fields, facilities or generalization as to the type and use equipment. Activities may include, hiking, associated with each potential park. Some bird watching, jogging, nature study, sites may be suitable, at least in part, for camping and fishing. uses other than those specified. The categories are summarized below: Agricultural Potential - A property which in whole or in part can sustain agricultural Regional Park - Typically a large facility activities including active crop farming, providing recreational opportunities not horse farming, beekeeping, raising of readily available in most areas, serving local livestock, aquaculture, equestrian activities, residents and residents outside of the etc. Township. Such parks can contain multiple uses such as athletic fields, passive use areas, Mixed Use Park - A park facility which is equestrian facilities, ice hockey or suitable for a combination of uses and swimming facilities (indoor or outdoor). activities. Some parks for example may have are areas suitable for athletic fields while at Recreation Area - A park primarily for the the same time also containing natural areas use of more localized residents and athletic for conservation. leagues. These facilities are most commonly associated with active recreation as a primary use.

Conservation Area - Areas containing natural features such as woodland, wetlands, ponds, streams etc. These areas should be preserved and limited only to passive recreation activities.

Neighborhood Park - Typically smaller properties located within residential areas and most often visited by walkers. Such parks typically contain a basketball court and a playground area. Very small neighborhood parks are often referred to as pocket parks.

Active Recreation - Park facilities devoted to physical .activities such as athletic fields for soccer, baseball, basketball, tennis, softball, roller hockey, football etc.

59 MIDDLETOWN MASTER PLAN Open Space, Recreation and Conservation Element

List of Possible Open Space/Recreation Sites

Park Type Potential Uses RP = Regional Park A = Active Recreation RA = Recreation Area P = Passive Recreation CA = Conservation Area Ag = Agricultural Area NP = Neighborhood Park M = Mixed Use Park

Site Location Acreage Key Assets Park Type/Uses

Cooper Road +473 acres Large agricultural property containing RP/A,P, Ag, M areas suitable for a wide variety of as environmentally sensitive a Uses, as well active & passive recreational areas worthy of conservation.

Manitto Place +67 acres Undeveloped tract containing wetlands CA/P, Ag Comanche Drive steep slopes. The property has very limited access, fronting only on the end of two cul-de-sac’s. Could be combined with the 66 acre tract to the south. (44 ac under contract)

Whipporwhill Valley +66 acres Mostly open site with rolling terrain. RA/A, P, M, Ag Road between Bowne & Access available along Whipporwhill Cooper Roads Valley road which is unimproved, and should remain so. Could be combined with the 67 acre tract to the north. (12 ac. Acquired)

60 MIDDLETOWN MASTER PLAN Open Space, Recreation and Conservation Element

Chapel Hill Road, near +63 acres This property is partially used for CA/P, Ag, M the Southeast corner agricultural purposes and partially in of Kings Highway East its natural, undeveloped state. Portions of this are suitable for recreational activities, others are more suitable for preservation.

Both sides Of Kings +56 acres Currently in active agricultural use RA/A, P, Ag, M Highway East, at the This property could be suitable for a intersection with variety of recreational uses. it is Normandy Road mostly cleared, though some portions contain steep slopes. A portion of this site adjoins an existing township park on Kings Highway & could be annexed to it.

South Side of Kings Highway + 30 acres Currently an area actively farmed, mostly RP, RA, A East North of Rt. 35 undeveloped.

Tindall Road & +31 acres Actively farmed property, almost entirely RA/A, Ag, M Park Avenue cleared of trees. Generally flat with good road access. Dwight Road at +26 acres Agricultural property, currently with Ra/M, p, Ag the Northeast limited farming activity occurring. intersection with Gently rolling terrain. This site represents Red Hill Road a municipal “gateway” due to its close proximity to the Garden State Parkway, Exit 114.

61 MIDDLETOWN MASTER PLAN Open Space, Recreation and Conservation Element

Dwight Road at +16 acres Another “gateway” property. This site is CA/P the Southeast largely undevelopable, containing steep intersection with Red slopes, wetlands, & significant vegetation Hill Rd..

South Side of Newman +9 acres Currently an active Christmas tree farm. RA/A, M, Ag Springs Rd. between This site adjoins Lincroft acres park and Orchard Hill & Spring could be annexed to it. Could also Garden Roads . provide a means of better access to Lincroft Acres

Taylor Lane (both +30 acres Mostly flat property with limited RA/A, M, P, Ag sides) near inter- vegetation & some areas of wetlands. section with Rt. 35 Acquisition could help in improving traffic flow at Rt. 35. In addition, residential areas just to the South and West, could be buffered from Route 35 impacts. Very high acquisition costs may make this site suitable For a public private partnership that could result in private development combined with Active and Passive Recreational opportunities

North side of +18 acres Two adjoining tracts NPP CA/P, M, Ag West Front St. Possibly suitable for a east of small in-fill or neighborhood park. Half Mile Road Also could provide another means Of access to Shadow Lake

62 MIDDLETOWN MASTER PLAN Open Space, Recreation and Conservation Element

East side of +41 acres Three adjoining tracts, one of which RA, CA/A, P, M East Road, north of Rt. 36 contains an active commercial use on a portion of it. Mostly a flat area variety of features are present including salt and freshwater wetlands, and a pond. Some areas are also suitable for athletic fields.

West side of +45 acres Three adjoining tracts containing wooded CA/P, M, Ag Sleepy Hollow areas, steep slopes, ponds and limited Road, north of agricultural activity. Suitable for Chapel Hill Rd. possible nature center. Good public access along Sleepy Hollow Road.

Sleepy Hollow +10 acres Property owned by the Middletown Board RA/M, P Road & Kings of Education. Mostly wooded property, Highway East adjoins active farming activities to the southeast. North side of +3 acres Low lying flat open field. This property NP, CA/M Thompson Ave. provides natural storm water detention for (Middletown), the area. Portions could be utilized as a east of Palmer Avenue neighborhood playground.

South side of +1 acre Mostly vacant tract suitable as an in- UP/A, M Thompson Ave. fill or neighborhood park for a presently (Middletown) under-served neighborhood .

63 MIDDLETOWN MASTER PLAN Open Space, Recreation and Conservation Element

North side of +1 acre Vacant, lightly wooded property. This NP/A, M Viola Ave. property adjoins the Henry Hudson Trail. between Broadway Could be annexed to County facility. & Thompson (Leonardo)

West Side of +1 acre Mostly vacant property which adjoins NP/A, P Church St., large wetlands area. Does contain Belford, North developable upland areas. Suitable for of Route 36 infill or neighborhood park. Also adjoins Henry Hudson Trail

Easterly portion of +45 acres Large undeveloped area comprised of CA,RA/P, M Rt. 36, both on the separate tracts characterized by steep north & south sides mostly man-made slopes with limited areas of secondary growth. (25 ac. Acquired) East of Church St. +24 acres This area comprises three separate tracts CA,RA/P, M (Middletown),just of land suitable for a wide variety of north of NJT rail- recreational uses. Some portions contain station significant environmentally sensitive features including freshwater wetlands & a pond. A portion also contains a large nonconforming structure, potentially suitable for a community/recreation facility. (15 ac. acquired)

North side of +7 acres Partially wooded property, generally flat. RA/CA/M, P Newman Springs Rd. Steep banks exist along property’s southerly border which runs along the Swimming River. This site provides an excellent opportunity for public access to the river, which is very limited now. 64 MIDDLETOWN MASTER PLAN Open Space, Recreation and Conservation Element

North side of +9 acres Partially wooded property containing wet- CA/P, M West Front St. east of lands, but with very limited access to the Garden State West Front Street. Parkway. Park Ave., West +8 acres Moderately wooded property with CA/P of Stillwell Rd. significant freshwater wetlands areas.

Navesink River Rd. +118 acres Agricultural area containing rolling RP, RA,CA/A, P,Ag east of McClees Rd. terrain and limited vegetation. Adjoins Huber Woods and would make a logical expansion of that existing County park.

Campbell Ave. & +55 acres Large expanse of tidal wetlands adjoining CA/P various other streets areas of publicly owned wetlands.

Walada & various +45 acres Large expanse of tidal wetlands adjoining CA/P other streets areas of’ publicly owned wetlands.

South side of West +12 acres Moderately under-developed with steep RP,RA, M Front Street opposite slopes. Contains an existing marina and Hubbard Ave. inter- unique opportunity to public access to section the Navesink River. (acquired)

Land between Park and Portion of former Trolley R-O-W and RP/NP, A, P

65 MIDDLETOWN MASTER PLAN Open Space, Recreation and Conservation Element

Swartzel, west of East Rd. +6 acres utility R-O-W. Possible trail link. (acquired)

West Side of Locust Point 11 acres Portion of a residential property, adj. RP, P Rd. Huber Woods (Conservation easement acquired)

Center Avenue +4 acres Largely wooded property, generally flat NP/CA, M east of Thompson Ave. Provides an excellent opportunity for a neighborhood park. (Acquired)

West Side of Middletown- +30 acres Mostly flat, partially vegetated property RA/CA, M Lincroft Road, South of consisting of three separate tracts of land, West Front Street two of which contain smaller, rather old homes. Suitable for a combination of active and passive Recreational uses. (15 ac. Acquired)

Between Twin Brooks and + 10 acres Located between two existing Township Parks CA/NP, P Spruce Drive. This area contains uplands and substantial Wetlands area as well. This area is of Significant value for drainage and groundwater recharge. (acquired)

Southeast corner of +42 acres Located along Claypit Creek, which is a major CA/RA, P, M Locust Avenue and tributary to the Navesink River. One of the few Hartshorne Rd. remaining opportunities for public access to the Navesink. Also suitable for limited recreational Activities (under contract).

South Side of Broadway +5 acres Low lying area adjacent to Comptons Creek CA/NP, P Extending to Locust/ Adjoins substantial areas of tidal Wetlands Cedar Streets, Belford. One lot contains a small dwelling. This could 66 MIDDLETOWN MASTER PLAN Open Space, Recreation and Conservation Element

be removed and the area would be suitable for public access. (4 ac. under contract)

East Side of Crawfords +19 acres Former farm property. Contains substantial CA/NP, P Corner Everett Rd., North Wetlands areas. Of Sunnyside.

West Side of Phalanx +12 acres Wooded tract owned, but unused by Brookdale. NP, M South of Rt. 520. Adjoins Lincroft Elementary School.

South Side of Pulsch St. .7 acres Suitable for active Park. (acquired) NP,A

South side of W. Front +7 acres Potential means of access to another NP, RA Street, West of Shadow Township Open Space property. Lake Village

South side of Monmouth Ave. +15 acre Potential use as equestrian facility, area M, RA, CA West of Locust Pt. Rd. also contains a pond and is proximate to Other open space properties.

North side of Leonardville +1 acre Stream protection area. CA, P Road Adjacent to Comptons Creek

Taylor Lane and Rt. 35 +30 acres Farm property actively for sale RP, A, M

Golf Courses

Navesink Country Club B.983 Lt.4 67.50 acres Golf Course A 67 MIDDLETOWN MASTER PLAN Open Space, Recreation and Conservation Element

B. 983 Lt.14 48.25 acres B.983.01 Lt. 1 6.09 acres B. 983-01 Lt. 15 3.16 acres

Beacon Hill Country Club B. 686 Lt. 3.01 30.80 acres Golf Course A B. 686 Lt. 8.01 54.66 acres

Bamm Hollow Country Club B. 1049 Lt. 16 130.485 acres Golf Course A B.1048 Lt. 35 7.20 acres B. 1048 Lt. 66 28.17 acres B.1048 Lt. 68 105.43 acres

Shadow Lake Golf Course 20 acres Golf course A

68 MIDDLETOWN MASTER PLAN Open Space, Recreation and Conservation Element

is the steward for approximately 1,241 acres Recreation Plan of active and passive recreation areas. This represents a 21% increase, or 220 additional Middletown Township contains range of acres, of recreation and open space area public recreation and open space areas that since the completion of the 1993 Master shall remain preserved for public enjoyment. Plan. These recreation areas comprise approximately 5,380 acres, and are managed Over 70% of Township-owned open space is at the local, county and federal levels. developed or partially developed for active recreation. This represents an exceptional The Recreation Element of the Master Plan commitment to providing Middletown includes specific goals designed to identify residents with an array of recreational the recreational needs of present and future opportunities. Middletown’s parks also residents of the Township. This plan serve regional recreation needs based on the consists of two main components: an Township’s extensive land area and central inventory of existing park land and location. recreational facilities, and; a determination of needs and deficiencies with respect to The largest developed/partially developed park location, facilities of use and municipal parks are Poricy Park, Stephenson maintenance. Tract, Lincroft Park and Tindall Park. The largest tracts of wholly undeveloped Goals municipal parkland are in River Plaza (Dutch Neck Tract), Oak Hill (Fox Hill 1. To acquire, develop and maintain park greenway), and on the northerly side of and recreation facilities as well as lands Kings Highway East near Normandy Road. for purely open space/conservation Table ## describes park facilities and purposes within the Township to meet amenities in further detail. reasonable needs and demands for recreation by present and future County Parks residents and to balance inevitable growth and land development with The current Monmouth County Park, preservation needs. Recreation and Open Space Plan was 2. To promote the conservation of open adopted in 1998 by the Monmouth County space through protection of wetlands, Board of Recreation Commissioners and by stream corridors, steep slopes and the Monmouth County Planning Board. valuable natural resources and prevent Two land preservation goals form the degradation of the environment through foundation for the County’s Plan: improper use of land. 1. To preserve open space in sufficient Municipal Parkland quantities, as determined by analysis and use of established standards, to create a The Township recreation and open space diverse and comprehensive system of inventory (ROSI) includes fifty (50) sites open space throughout Monmouth developed or partially developed for active County. recreation, and nineteen (19) sites that are 2. Locate and preserve remaining examples wholly undeveloped. In total, the Township of our natural environment as open space

69 MIDDLETOWN MASTER PLAN Open Space, Recreation and Conservation Element

in an effort to maintain natural resources, National Park wildlife, environmentally sensitive areas, etc. of Monmouth County for future Gateway National Recreation Area on generations. Sandy Hook comprises 1,792 acres and is located northeast of Highlands Borough. In July 2004, the Monmouth County Board The Park contains vast natural areas and of Recreation Commissioners approved a offers a variety of recreational activities Reexamination Report of the 1998 Plan. such as hiking, fishing and biking. An The report concludes that preparation and extensive network of biking and walking adoption of a new plan is warranted. The trails was recently constructed by the Reexamination Report has been distributed, National Park Service (NPS). Vast public and the County will entertain public beaches remain the Gateway’s main comments regarding the Reexamination attraction. Sandy Hook’s historic Report and suggestions for the new plan significance is reflected in two National before December 15, 2004. Historic Landmark designations at Gateway: Sandy Hook Light was designated in 1964, Middletown is home to seven (8) major and the Fort Hancock and Sandy Hook County park facilities, totaling 2,430 acres Proving Ground Historic District was of land preserved for recreation and open designated in 1982. space purposes. At the time of the writing of this Master TABLE R1 – County Parks Plan, the NPS is soliciting a degree of public County Land Park Amenities Area comment regarding the rehabilitation of 36 Bayshore historic buildings at Fort Hancock, which is Beach access along the Raritan 197 Waterfront located at the northwesterly edge of Sandy Bay, fishing, historic Spy House acres Park Hook. Regrettably, these buildings are Deep Cut Gardens, trails, horticultural 54 vacant and deteriorating. The federal Gardens reference library and greenhouses acres for home gardening government has entered into a long-term Hartshorne Fifteen miles of multi-use trails; lease as part of the public-private Park group cabin camping, cross 741 partnership to facilitate the rehabilitation country ski trails, Navesink River acres and adaptive reuse of these buildings. The fishing NPS should continue to recognize its Huber Seven miles of multi-use trails, 258 responsibility to preserve cultural resources Woods Environmental Center, weather acres station, classrooms such as Fort Hancock and Sandy Hook’s Monmouth Multi- service boating facility: Historic Landmarks for the benefit of the 12 Cove boatslips, floating docks, rack public. Moreover, the NPS should actively acres Marina storage, marina hoist & forklift engage local officials as part of the planning Sunnyside Equestrian center including 135 process for Fort Hancock’s rehabilitation. Recreation therapeutic horseback riding, acres Area walking trails, natural areas Tatum Park Four miles of trails, playgrounds, 368 Recommendations activity center acres Thompson Boating ramp with launch to the 1. Shared Facilities - The Township should Park Swimming River Reservoir, trails, continue to encourage public use of fishing, group picnic facilities, 665 playgrounds, craft center, rest acres recreational facilities and services at all rooms, tennis, visitor center, off- public schools. Middletown’s high, leash dog area, agriculture middle and elementary school campuses

70 MIDDLETOWN MASTER PLAN Open Space, Recreation and Conservation Element

include numerous modern amenities that neighborhoods. This bikepath will can readily complement and supplement eventually be extended an additional 12 the Township’s parks and recreation miles towards Freehold Borough, and facilities. Continued cooperation and may also connect with Gateway National communication with the Board of Recreation Area bikepaths. On- and off- Education is essential to the shared use road, well delineated bikepath spurs of facilities by the entire community. should be encouraged to extend from the Henry Hudson trail towards other 2. Neighborhood and Pocket Parks - The bayshore recreational facilities. In vitality of neighborhood and pocket particular, the feasibility of extending a parks that are proximate to established new bikepath between the Belford residential areas should be reinforced. section of the Henry Hudson Trail and Parks containing active and passive Navesink River Road should be recreational opportunities that are within investigated. This bikepath would run walking distance to densely populated along an old trolley right-of-way and areas and employment centers contribute that is currently owned by an array of to neighborhood well-being and entities. Moreover, the Township should character. Sufficient parking should be seek to improve and better identify and encouraged at neighborhood parks to existing bikepath in the New Monmouth encourage use by all Township residents. area between Harmony Road and Tindall Sidewalk and bikepath improvements Road. should be provided on- and off-tract to encourage safe and convenient access. 4. Indoor Recreation – Consideration A balance should be struck within should be given to identifying a suitable neighborhood parks between relaxation location for multi-purpose indoor and solitude, and active recreation. recreation facility to provide Pocket parks containing less than three opportunities for sports, exercise and acres are not intended to house leisure. Such a facility could provide a basketball or baseball fields, but are year-round venue for ice related sports, specially geared for more passive types swimming, soccer and other fitness of recreation for the immediate activities. Indoor recreation is neighborhood. Adequate screening and particularly needed by the Township’s buffering is essential to offset any growing senior citizen population. The negative noise or lighting impacts on adaptive reuse of underutilized adjacent residential areas. commercial property along the Route 35 Neighborhoods that currently lack such and 36 corridors for such a facility facilities include Oak Hill, Chapel Hill should be considered. A public-private and River Plaza. partnership may be forged in order to secure adequate land area. 3. Bikeways - Bikepaths should be encouraged to promote active recreation 5. Equestrian Activities – The Township and to encourage alternate forms of should identify suitable locations for an transportation. Monmouth County’s equestrian facility for people of all Henry Hudson Trail provides an abilities. In addition to providing riding extensive, nine-mile bikepath along a and educational programs, such a facility previous railroad line in the Bayshore could provide boarding opportunities for

71 MIDDLETOWN MASTER PLAN Open Space, Recreation and Conservation Element

the individual horse owner, which is a this parcel would at last provide the service that continues to diminish as Township with sufficient public access small horse farms evaporate from the to its southerly waterfront. Fee simple local landscape. A partnership with the purchase of land or acquisition of access non-profit sector could be established to easements at eastern portions of the help operate such an equestrian facility. Navesink River should still be investigated. 6. Park Development and Maintenance Plan - Sustained utility and enjoyment of Middletown’s recreation facilities requires municipal investment in park infrastructure and services. The development of new facilities and the ongoing maintenance and upgrading of existing facilities is essential. Accordingly, a Park Development and Maintenance Plan (PDMP) should be prepared to inventory current conditions of municipal park facilities, and develop a long-term maintenance and improvement plan.

7. County Plan Participation – The Township should actively participate in the adoption of Monmouth County’s new Park, Recreation and Open Space Plan

8. Survey - The Township may wish to conduct a public interest survey in order to gauge public interest in existing and proposed programs and facilities. A survey would assist municipal officials in capital planning and annual programming.

9. Waterfront Access – As recommended in the 1993 Master Plan, improved Township access to the Navesink and Swimming Rivers is strongly encouraged to encourage water-based recreation activities. The Township has recently entered into a contract with the owners Chris’ Marina along the Navesink River in the River Plaza neighborhood. Successful acquisition of

72 MIDDLETOWN MASTER PLAN Open Space, Recreation and Conservation Element

DEVELOPED/PARTIALLY DEVELOPED LAND WHOLLY UNDEVELOPED LAND FACILITY NAME Total FACILITY NAME Total APPLEBROOK PARK 6 BEACON HILL PARK 5 BANFIELD 4 BICENTENNIAL PARK 14 BAYSHORE REC CENTER 2 COUNTY OF MONMOUTH 1.1 BELFORD PARK 5 DUTCH NECK TRACT 95 BODMAN PARK 31 FIREMANS POND 1.1 BORO OF HIGHLANDS RECREATION 4 FOX HILL 60 BOWNE TRACT 17 HILLSIDE OPEN SPACE 1.1 CAVADAS SKATE PARK 0.7 KINGS HWY E. 50 CHANCEVILLE PARK 11 LENAPE WOODS 55 CHAPEL HILL FRONT RANGE LIGHT 1.2 LEONARDO BEACH 0.9 CHURCH ST. PARK 3 LINCROFT PARK 11 COMMUNITY CENTER 6 MADSEN 11 CONIFER (RECREATION PORTION 9 MIDDLETOWN DEVELOPMENT CORP 10 ONLY) OAKWOOD PARK 2 COUNTRYSIDE PARK 10 SEARS PARK 14 CRESTVIEW PARK 4 SUNRISE I 3 CROYDON HALL 35 SUNRISE II 2 CRYSTAL POND 2 VITIELLO 6 DORSETT PARK 9 WILLETT ACRES 12 EVERGREEN PARK 8 Grand Total 353 FAIRVIEW SOCCER 21 FAIRWAYS PARK 5 GILLIGAN 7 GORDON CT. PARK 7 GREELEY PARK 3 HILLSIDE COMMUNITY CENTER 0.6 HILLSIDE PARK 1.4 IDEAL BEACH 25 KUNKEL PARK 5 LEONARDO BEACH 0.3 LINCROFT PARK 58 LINCROFT VILLAGE GREEN 6 MAHON 11 MCMAHON PARK 24 METETON PARK 40 MURASUTCHI 8 NAVESINK TENNIS (LEASEHOLD ONLY) 1.2 NORMANDY PARK 40 NUT SWAMP 24 NUTSWAMP SCHOOL 25 PORICY PARK 175 PORT MONMOUTH - COMP 2 PORT MONMOUTH PARK - DIV 6 RIPPER COLLINS PARK 0.3 ROOSEVELT PARK 0.5 SHORECREST PARK 4 STEVENSON TRACT 133 TINDALL PARK 49 WALOO PARK 9 WEST FRONT STREET 20 WILMORT PARK 11 Grand Total 888

73 MIDDLETOWN MASTER PLAN Open Space, Recreation and Conservation Element

B) Such a policy addresses environmental Conservation Plan concerns by actively pursuing preventative measures instead of 1. Overview and Purpose relying on costly corrective remedies. It is aimed at avoiding damage and Middletown's unique geography brings it a destruction because the repair and mix of coastal and inland conditions with replacement of natural features is not sensitive environments that range from only expensive but takes years for sandy shores to wooded hilltops. This has restoration to be achieved. In many given the township an unusually broad range cases, recovery cannot occur in our of natural resources and safeguarding these lifetime. The quality of life is too resources is the objective of Middletown's important to be left untended. conservation plan. Protecting the special features that are found throughout the Implementation of this policy can be township is worthwhile because it is these accomplished with the tools furnished features that have made Middletown a by Municipal Land Use Law. By special place to live. identifying the specific areas to be protected and establishing the Natural resource protection will be carried guidelines for the treatment of various out through a public policy of preservation, natural resources, the Master Plan can conservation and appropriate utilization. help property owners and developers Establishment of policies which keep and to carry out Middletown's preservation enhance valuable assets are preferable to and conservation policies. those which require restoring or creating them anew. Identification of the areas and sites to be protected is given important legal A) Natural resources which are important status by its inclusion in the master locally can be protected by preserving plan. First, inclusion provides the some sites in an unaltered state and by legal basis for land use ordinances conserving others with careful which facilitate public protection of management and limited usage. these areas. These regulations would Because some disturbance can be trigger public action. This would tolerated, we can use these areas for occur before disruptive development passive recreation or other activities. could take place, before valuable non- Where there is an inherent public public uses which provide open space benefit, construction of pathways and amenities were to be discontinued, or other facilities can be a wise use of before land was to be subdivided for natural resources but disturbances sale. Secondly, inclusion provides the must be limited so as not to endanger basis for capital expenditures by the or impair their value or functioning. township in support of any acquisition Within a policy of preservation and or improvement activities. conservation, steps can be taken to prevent destruction or serious damage, Guidelines for the preservation of to enhance or improve existing resources are also given strength by conditions, or to stimulate rejuvenation. their inclusion in the master plan. When incorporated into the

74 MIDDLETOWN MASTER PLAN Open Space, Recreation and Conservation Element

development regulation process, the are also a highly productive part of the plan guidelines can help developers ecology. They can trap the sediment and carry out their responsibilities. When pollution that can otherwise foul developers have the insight and waterways. They are able to treat waste awareness that such guidelines provide, water by removing phosphorous and they can design and engineer their nitrogenous pollutants. Most projects so that valued features will not importantly, the wet conditions can be injured. Addressing these concerns support a high level of biological in advance of public hearings can avert productivity. In fact, wetlands are the unnecessary delay and distress. beginning of the food web since wetland vegetation converts inorganic nutrients into organic plant material and provides 2. Natural Resources a habitat for many valuable plant and animal species. Preserving the wetlands The special sights and sound that make for can help ensure that these functions an interesting locale are a product of the continue but because the survival of the natural resources and special features found wetlands themselves depends on the in the community. Many types of natural adjacent upland transitional areas, they resource areas are found, often in the same to must be protected. These transition places, within Middletown Township. Each areas are recognized by the hydric soil provides its own distinctive traits and conditions which stem from the recharge benefits. Each is as risk. or discharge of ground water. These transition areas slow the flow of water A) Beaches and dunes provide protection into the wetlands and prevent their being against hurricanes and storms. They washed away or being overwhelmed by provide habitat for wildlife and are pollutants. They also provide cover for important to maintaining wide sandy many species and habitat for others. beaches. The beaches along the Sandy Wetland protection is a national concern, Hook Bay are an important part of the one which is especially important for recreation system for residents. Sandy Middletown. Protection of wetlands and Hook itself is within the Middletown transitional areas is an important borders and is an important tourist objective of the conservation plan. attraction contributing to the local economy. The vulnerability of C) Floodplains absorb the energy of stream Middletown's beaches to pollution and and shore flooding by storing flood erosion is becoming increasingly waters. Development in these areas is apparent. Careful protection of beaches subject to flood damage and destruction and dunes is a basic objective of the and can aggravate flooding elsewhere. Middletown conservation plan. Tidal flooding areas affect wide areas along the coast. The areas affected are B) Freshwater and saltwater wetlands are subject to surges from major storms and found throughout the township. They hurricanes. Much of this area has provide varied recreational opportunities already been built up like the Bayshore for hiking, fishing, bird watching or but because of the way tidal flooding is photography. They temporarily hold dissipated over vast areas, continuation storm waters to reduce flooding. They of this development will have little

75 MIDDLETOWN MASTER PLAN Open Space, Recreation and Conservation Element

consequence to the environment. Stream lead to the collapse of the bluffs. flooding, on the other hand, can be Building on steep slopes requires altered substantially by development. excessive cut and fill which strips the Storm water runoff can be accelerated by soils and vegetation. Many slopes are stripping trees and shrubs, by changing likely to be unstable and it is imperative slopes, and by covering the absorptive that a maximum of natural cover be soil surface with buildings and pavement. retained in these areas. Protection of Flooding can also be aggravated when steep slopes and bluffs is a principal flows are constricted by culverts, fill, or objective of the Middletown even heavy silt deposits. Protection of conservation plan. Middletown's floodplains is a fundamental objective of the plan. F) Mature woodlands are among our more visible natural resources. Forested areas D) Water bodies such as lakes, ponds, rivers are valued for their scenic beauty and for and even the ocean and the bay are the variety of recreational opportunities important visual amenities and many they offer, but they also play a major serve as crucial habitats for wildlife. role in moderating the flood-drought Water pollution is the major concern. cycle. Forests slow storm water runoff Unfortunately, lakes and ponds are during wet weather which reduces flood especially vulnerable to upstream surges. They also reduce evaporation disruptions because they have little from the soil which ultimately conserves ability to flush pollutants such as silt or groundwater and keeps streams flowing pollution. Even an excess of nutrients during dry weather. Trees improve air can lead to the loss of fish and other quality by filtering out pollutants and by wildlife as the growing glut or aquatic providing favorable soil conditions for plants depletes the oxygen. Protecting microflora which actually breakdown water bodies is an elemental objective of many pollutants. Forested areas can the conservation plan for Middletown. moderate extremes in the local climate; during the winter, they act as windbreaks E) Steep slopes and bluffs develop a natural and during the summer, they actually resistance to erosion. The tops of hills keep temperatures cool through are usually composed of soils which evaporation. For animal habitats, large have a greater resistance to erosion than woodland tracts are more important than those beneath them, but plants help hold small isolated patches. Wooded areas these soils in place. Trees, shrubs and are among the most pleasant outdoor other vegetation dissipate the force of places and their protection is an driving rains, they retard its attractive objective of the township plan. accumulation on the surface, and their leaf litter helps absorb much of it. These G) Stream corridors are particularly plants and the soil they trap help check important natural areas. In addition to the downhill flow and their roots help the streams themselves, the corridors hold the soil in place. Without encompass their adjoining floodplains stabilizing natural vegetation, slopes can and wetlands. They also encompass the quickly be eroded or undercut. steep slopes and woodlands which Adjoining water bodies can become adjoin them. Protection of stream clogged with silt and heavy rains can corridors, especially the headwater

76 MIDDLETOWN MASTER PLAN Open Space, Recreation and Conservation Element

portion, is essential to preventing animals. For some species, appropriate deterioration of streams. The wet soils sites are scarce and in these cases along headwater streams mark the appropriate locations must be preserved. source of these streams. This Protection of special habitats is a noble biologically active soil and the surface yet pragmatic objective of the vegetation along the stream's edge act as conservation plan. a trap in preventing pollutants from reaching the stream itself; sediment is J) Areas of scenic value contribute to the captured, organic materials and micro- enjoyment and sense of pride of all organisms are decomposed, and Middletown residents. Familiar views nutrients and pesticides are immobilized. act as landmarks and provide a sense of The stream corridor also acts to place while more prominent vistas moderate flooding; the dense vegetation establish Middletown's image for in the corridor gives runoff the chance to visitors. Because indiscriminate infiltrate the stream. This helps to building can obliterate scenic roadsides dissipate the erosive energy and velocity or even treasured vistas, protection of the stream flow. Intermittent streams requires careful citing and design. This and spring areas are very susceptible to applies equally to private development disturbances and stream water quality of building lots and to public depends on them. Unless the stream improvements to roads, bridges and corridors are safeguarded, the streams roadsides. protection of areas of scenic which are now a valuable amenity can value is a special objective of the become muddy, slimy and smelly Middletown conservation plan. nuisances. Protection of stream corridors is a vital objective of the K) Harbors are essential for commercial and conservation plan for Middletown. recreational boating. These sheltered areas provide safety from storms but H) Potable water supply areas are they in turn must be guarded against indispensable for any community. erosion and pollution. As a coastal Maintaining an adequate supply of good community, protection of harbors is a quality water requires attention to natural objective of Middletown's watershed areas that feed aquifers and conservation plan. surface reservoirs. Thoughtless development can lead to overuse, L) Areas of special cultural value provide diversion of recharge or even fouling of open space and special recreational wells or reservoirs. Protection of opportunities, although they have other potable water supplies is an essential primary purposes. Such areas include objective for Middletown. sites having special historic, architectural, or geologic significance; I) Habitats for the continued existence of public parks; school sites with their unique flora or fauna have a special playgrounds, athletic fields, and other value for human use, education, research open spaces; and private recreational or for the interrelationship of other living facilities such as marinas, stables, or golf creatures. Sites with special courses. Because these areas are often in characteristics are essential to the attractive settings and usually have high breeding or life cycle of plants and quality open spaces they improve the

77 MIDDLETOWN MASTER PLAN Open Space, Recreation and Conservation Element

diversity and quality of community life. recreational capacity is enlarge, and Protection of areas of special cultural a separated pedestrian/bicycle value is a meaningful objective of the circulation system can be provided. conservation plan. New open space parcels should provide additional linkages. 3. Utilization of Open Space ii. Buffers soften the transitions Resources between different types of land uses: they isolate conflicting uses; they Natural resource areas and special features insulate different uses; and they should be incorporated into an overall open separate similar but intensive uses. space system designed to meet the leisure New open space parcels should needs of the township's residents. The establish needed buffers. system can be used for a combination of iii. Wildlife habitats offer a haven for active and passive recreation as well as for protected animal and plant species. conservation purposes. Middletown already New open space parcels should has a number of parks and other open space provide suitable refuges. tracts but they need to be augmented in iv. Reservations ensure the availability several areas to form a unified network of of land for the development of future protected open spaces. recreation facilities. Active recreation requires suitable slope and A) The basis for an open space system soil conditions. Sites meeting the already exists in Middletown. In necessary criteria are limited and addition to a system of public parks and other require considerable expense to school sites, the township has acquired a develop and maintain. Open space number of conservation easements and parcels for active recreation should required open space preservation in new create new reservations in developments through cluster zoning. A accordance with the Recreation Plan. comprehensive open space inventory of v. Educational opportunities are sites including easements should be an provided at historic, architectural, or initial step in the implementation of this geologic sites and nature study areas. plan. The inventory should include up- New open space parcels should to-date surveys and a catalog of expand these opportunities. restrictive or permissive conditions that apply to these tracts. 4. Protection Measures

B) Additional sites are needed to augment Middletown's strategy for preservation and the system. These new sites fall into conservation involves careful control of new four functional categories: system development and selected acquisition of linkages, buffers, reservations, and critically important sites. educational sites. A) Critical area regulations and standards i. System linkages tie individual open can provide suitable degrees of space parcels together into one protection for each of these important integrated system. By resources. They can adjust allowable interconnecting the individual sites, development intensities to fit individual accessibility is increased, tracts which might be built on. They can

78 MIDDLETOWN MASTER PLAN Open Space, Recreation and Conservation Element

also provide design guidance for public substantially outweigh the handling specific problems which stem effects of disturbance. from building on these tracts. Critical area development regulations would • Within critical areas several provide three kinds of protection. First, types of development would be they would prevent disturbance of the appropriate because of their more sensitive resource areas. Second, benefit to the public. These critical area regulations would prevent include water-related uses; over-development of less sensitive active and passive recreational critical areas. And third, these facilities; and environmental regulations would provide long term education facilities. protection by ensuring that the design of • Development of any type can new building lots discourages post- occur in the less sensitive areas development disturbances by excluding provided that it is limited so as critical areas from the minimum lot area not to harm the natural required for building. resources within the critical area. The situations where this i. Critical area regulations can can occur are at the outer provide for substantial protection fringes of stream corridors, by restricting disturbance. Those provided that the development resources for which a general is sewered and no septic fields restriction against disturbance are established; and steep slope would be appropriate are: areas with slopes of 15% to 25% provided that sufficient • stream corridors, particularly tree cover is maintained to headwater sections. control runoff and erosion. • non-tidal wetlands or their • Critical area regulations can transitional areas, provide for long-term post- • tidal wetlands or their development protection by transitional areas, requiring all building lots to • flood hazard areas exclusive of have adequate usable area intermediate regional tidal outside of the area occupied by flooding, important natural resources. • areas of hydric soil conditions, Those critical areas which are • dunes and beaches, on residential lots are • water bodies, and particularly susceptible to • steep slope areas with slopes disturbance by the occupants. exceeding 15%. This can frustrate the intent of critical area regulations, but the ii. Critical area regulations can inclination to disturb these provide for limited protection by areas can be reduced by allowing appropriate development ensuring that the lots have of resource areas. Scaled down sufficient usable land to begin development can be allowed in less with. Each new lot should sensitive areas and in those have a contiguous area which instances where the benefits to the meets zoning requirements but

79 MIDDLETOWN MASTER PLAN Open Space, Recreation and Conservation Element

is unpenetrated by highly sensitive critical areas. All ii. An open space overlay zone would new buildings should be augment existing zoning by located within this non-critical establishing special measures area and be set back a suitable designed to protect specially distance from critical areas. designated areas. The areas would be designated because without the B) Overlay zoning can designate specific protection of the overlay zone their parcels for protection. On these tracts, beneficial features, might be lost. deed restrictions, easements or public These would include sites with acquisition would be appropriate unusual scenic character, sites with conservation measures. An open space cultural significance, and sites with overlay zone would establish criteria and important natural resources such as priorities for the preservation and in wooded areas. Those activities some cases acquisition of valuable and which sustain resource irreplaceable natural resources. Areas preservation and conservation appropriate for open space overlay would be permitted to continue as zoning are mapped as part of this plan. a right. To formulate preservation/conservation i. Acquisition is to be guided by a arrangements with owners, the balancing of public and private Township would designate interests. It is not intended that agencies having the interest and private property rights be unduly capability of acquiring tracts of infringed. Activities to protect the land for preservation/conservation township's natural resources and purposes. Upon exhaustion of all special features will not cause alternatives for preservation, displacement of residents or conservation or acquisition, the businesses and they will not owner/developer of a property interfere with reasonable could then proceed with a development of private property. development application pursuant Generally, the township should to all applicable zoning regulations rely as much as possible on and design standards. Evidence of conservation easements. This this would be derived through joint would allow private use of the exploration by the owners the designated properties to continue. township and the designated This would also keep land on the preservation/conservation agencies. tax rolls and reduce public Refusals of bona fide offers of sale maintenance costs. Acquisition by these agencies would constitute should be limited to those instances clear evidence that a particular where the open space in question is property was not feasible for of exceptional quality and value, acquisition. such that the governing body determines its acquisition to be of iii. Special protective regulations primary long term importance to would limit the types of interim the residents of the township, and activities permitted or prohibited the future environmental protection. and impose special design controls.

80 MIDDLETOWN MASTER PLAN Open Space, Recreation and Conservation Element

These regulations would ensure that access was provided at that protection objectives would be proper occasions. met in the event the tract was • Fee simple acquisition - altered. They would include public Property ownership would be access provisions, resource transferred completely. protection measures, and • Property exchange - Private scenic/aesthetic controls. property in the overlay zone would be exchanged for public iv. A number of acquisition property elsewhere. This could techniques could be employed apply to easements or fee within the overlay zone. The simple transactions. techniques described below can be • Donation - Depending on combined or employed financial circumstances, a gift individually. of property for public purposes can generate federal tax • Deed Restriction - Property benefits. remains in private hands but • Sale/Leaseback - Title would limitations imposed within the transfer to the public with the deed prevent subsequent former owner able to continue owners from conducting usage as a lessee. Rental undesirable activities. This payments for parts of the remains in effect in perpetuity. property not needed can help to Deed restrictions do not pay acquisition costs while normally provide for public giving maximum public control. access. • Limited Development - Similar • Open space easement - The to sale/leaseback, unneeded owners would retain ownership portions of the property would but development rights and be sold to repay acquisition usage would be restricted from costs. certain portions allow protection and public access. 5. Establishment of a greenway This techniques is appropriate system for creating pathways and bikeways. In concert with the overall goal of • Limited use easement - Similar conservation and preservation of open space, to an open space easement, this the township should prepare and implement techniques is applicable to a Greenway Plan. The goal of such a project situations where public access should be to provide linkage between would occur only for seasonal existing public lands, natural resources and activities such as bird watching points of interest. The land which makes up or fishing, or for special events a greenway system can be attained through including annual charity affairs. acquisition, conservation easements, Limitations on the owner dedication, land exchange or other means. would protect the special The plan should be compatible with character of the land and ensure Monmouth County's Open Space Plan,

81 MIDDLETOWN MASTER PLAN Open Space, Recreation and Conservation Element including the Bayshore Trail and The Historic Districts Bayshore Access Plan. • Chapel Hill • Holland Road 6. Establishment of a Community • Kings Highway Land Trust • Navesink • New Monmouth In order to achieve the goals contained in • Water Witch Club/Monmouth Hills this plan, sources of funding for acquisition of land and/or development rights must be Recreation found. A significant tool in achieving this can be the establishment of a Community • Bamm Hollow Country Club Based Land Trust which will be able to raise • Beacon Hill Country Club funds through various means such as • Navesink Country Club obtaining grants, holding charitable events, • Gateway Marina etc. Establishment of land trust will be a primary objective of this plan. Steep Slopes

7. Development of the Network • Navesink Highlands

Harbors The open space network should be promoted both by public regulation and acquisition. Implementation will require that the • Shoal Harbour development review process be applied to protect the natural resources and special Bodies of Water features identified in the Conservation Plan. The use of an overlay zone will permit the • Shadow Lake Township to pursue acquisition, where • Swimming River Reservoir feasible, of significant sites in a • Poricy Pond comprehensive manner. Specific areas • Bennetts Pond within the Township which should be the • Comptons Pond target of conservation efforts are the following: Tidal Wetlands

Stream Corridors • Pews Creek • Comptons Creek • Claypit Creek • Ware Creek • McClees Creek • Swimming River Linkages • Comptons Creek • Hartshorne Woods Pond • Bayshore Trail and Bikeway • Navesink River • Bayshore Trail Road Right-of-Way • Mahoras Brook • Poricy Brook

82 MIDDLETOWN MASTER PLAN Historic Preservation Element

Jersey, along with Elizabeth, Shrewsbury, VII. HISTORIC PRESERVATION Newark, Woodbridge, and Piscataway. ELEMENT Listed on the National Register of Historic Places in 1974, the district contains Overview and Purpose important examples of 18th and 19th century buildings in the State, and includes sites that Middletown Township has long recognized have a tangible association with the early that its rich history, including historic religious, educational, economic, social, and buildings, sites and districts is an extremely military history of Middletown Township important and valuable asset. Promoting and New Jersey. and protecting the welfare of the Township by preserving this rich heritage has and The first land purchase was by a deed dated continues to be a top priority. The January 25, 1664 from Popomora, Indian Middletown Township Landmarks Chief, to James Hubbard, John Bowne, John Commission has been active since 1974. Tilton, Richard Stout, William Goulding and The Township currently has identified six (6) Samuel Spicer. On August 27, 1664 Peter historic districts, five (5) have been Stuyvesant surrendered New Amsterdam to officially designated by ordinance and are the English, whereupon Colonel Richard shown on the Township Zoning Map. In Nicholls, Governor for the Duke of York, 1987 a new Historic Landmarks and Historic commanded all planters resident in the Districts Ordinance was adopted. The colonies to take out ducal land-patents. ordinance establishes criteria and standards Captain Bowne, Richard Stout and friends of review governing virtually all immediately applied for such a charter, in construction activity within an historic order to cover the Indian purchases which district or affecting an historic structure. they had made, and received the famous "Monmouth Patent." Middletown Village Historic District Settlement commenced immediately, with The Middletown Village Historic District, the first settlers coming principally from located in central Middletown Township, is Rhode Island, Long Island and the nucleus of the Township's first and Massachusetts Bay. The First Town Book foremost settlement. Most of the ninety- of Middletown (1667 to 1699) shows that nine (99) properties within the village the original settlement of Middletown district are clustered along Kings Highway Village consisted of thirty-six "home lots" and Red Hill Road between Township Hall and thirty-six "outlots" laid out in a linear and Spruce Drive on the east, and Holland fashion, along a preexisting Indian path (that Road on the west. In addition, the district later became Kings Highway). includes properties on Church Street, Liberty Street, Conover Avenue, The Trail, The village was located at the junction of and Penelope Lane. The location of this three great Indian trails. These trails district and a list of historic structures are provided early settlers with access to other shown in a report titled "Middletown sections of East and West Jersey. Village Historic District." Particularly favorable was the easy access to the sea by way of Indian trails. Middletown Village is among the oldest permanent English settlements in New

83 MIDDLETOWN MASTER PLAN Historic Preservation Element

The General Assembly of the colony of New village, after the Civil War. The fertile and Jersey directed that every town provide an scenic lands and the Navesink River ordinary (tavern or inn) for the convenience influenced its development. From the of its citizens as well as travelers. In the earliest time the Lenni Lenape Indians early years of settlement, the local ordinary farmed and fished in this area. The first became a virtual town hall as well as a full recorded deed was in 1665 when the land service inn. Such a place provided facilities was transferred to John Browne from the for social discussion, political deliberation, Indians. In 1765 David Burdge bought a militia rallies, legal transactions, serving of large piece of land, which is now known as court summons, and making arrests. Locust from Bowne descendants. At one Middletown Village had taverns at an early time he and his brother owned most of date, the first reported tavern was on Kings Locust. Burdge descendants still live in Highway around 1729 and William Wilson Locust. operated a tavern at the corner of Kings Highway and Red Hill Road. Oysters were supplied to the Fulton Fish market in New York by Locust oystermen. By 1834, Middletown Village was described Captain Pitman Johnson owned the Oyster as a rolling and fertile country, based on House, which is still in existence, was the marl; it contains an Episcopal, a Dutch Captain who transported the oysters. In the Reformed, and a Baptist church, two stores, 1850's Joseph Mount built a large dock to two taverns, and from twenty to twenty-five accommodate the new steamboats that lead dwellings, among which there are several to the development of the large summer very neat and commodious. By 1850 estates for New York's elite. Middletown Village had become the principal commercial and trading center for In 1869 Mrs. Sylvarus Reed, a noted those residing within a radius of ten miles; at educator, bought Captain Pitman's farm that time it consisted of about forty houses, from its new owner Benjamin Burdge and three churches, a school, four stores, two her estate, including a golf course, was carriage factories, three blacksmith shops, named Reedmont. Mrs. Reed together with two leather shops, one harness shop, a Haslett Mckim, donated the land and had a tanyard and a hotel. It was during the causeway built to the Oceanic Bridge into prosperous mid 19th century period that Locust, thereby connecting the Middletown many of the village's substantial houses communities with Rumson and Red Bank were built. and enhancing the prosperity of the entire river area. The bridge was opened in 1891. Locust Historic District In 1898 Mrs. Reed founded the Monmouth County Historical Association, a key The Locust Historic District is a small organization in preserving the county's rich village running between Clay Pit Creek and historical heritage. the Navesink River. Most of the properties are located on Locust Point Road from Many Locust homes bear the imprint of a Lakeside Avenue to Deep Hollow Drive. builder-craftsman named Nehemiah Brower who was involved in the renovation, The Locust Historic District was an early additions, and construction of many of its 18th century farming and fishing community residences. His homestead, which he built in that evolved into a well to do summer estate 1857, still stands at 920 Navesink River

84 MIDDLETOWN MASTER PLAN Historic Preservation Element

Road. He is known to have built five of the afforded early settlers a means of importing grand residences along Navesink River and exporting goods to New York by sea. Road, as well as a house for Mrs. Reed's This import/export business prompted the daughter at 23 Locust Point Road and he and Lufburrows to build a gristmill, which his son together built "The Ivy" at 112 burned in 1890 and was never rebuilt, and Locust Point Road. Andrew Winter built a “fulling mill.” The location of this district and a list of its Navesink Historic District historic structures are shown in a report titled "Chapel Hill District." The Navesink district was settled in the early 1700's when John Burdge built the first During the Revolutionary War, Chapel Hill sawmill in the area. This area, due to its became the retreat route for the defeated close proximity to the Navesink River was British after the battle of Monmouth. These an important trading center in pre- troops awaited embarkation from the Sandy revolutionary Middletown. Originally Hook Harbor below. John Stillwell, a local known as Navesink, the area was renamed patriot situated atop Chapel Hill, reported to Riceville in 1820 after Rice Hatsell a local George Washington on the movement of the merchant. Legend has it that during hard British ships along the Jersey coast. economic times he extended credit to many of his neighbors yet was ironically forced to In the early 18th century a "public house" or leave town after he himself was unable to hotel and a tavern were opened along pay his creditors. His neighbors were so Mountain Hill Road, which is now known as appreciative that they renamed the area Kings Highway East. A local still run by Riceville, a name that it retained until 1866 Samuel Cooper supplied both. It was at this when it reverted to Navesink. time that his brother John Cooper, a Baptist preacher, built a church and renamed the Andrew Brown's Dock on the Navesink and area Chapel Hill. The name remained even John Mount's Dock on Clay Pit Creek when John Cooper changed his affiliation to served as a facility for the steamboats Wesleyan and built a larger church in carrying import and exports from New York Riceville. City. In 1842, the High Point Total Abstinence In the 1800's Navesink became the largest Society was formed and forced the closure town in this area. It contained at least three of the local taverns. During one of the general stores, a feed and grain store, a Temperance meetings, patrons of the tavern sawmill, a gristmill, an ice cream parlor, obtained the key to the Chapel and locked three barbers, several taverns, two hotels, the members in the building forcing them an two blacksmiths, a wheelwright, a shoe store, undignified egress through the Chapel's and a stagecoach proprietor. window.

Chapel Hill Historic District The Chapel Hill Historic District is of great historic significance to the Township of The Chapel Hill district which was settled Middletown. It reflects the architectural by the Taylor and Conover families in the styles of the 18th and 19th centuries; is a early 1700's stretches along a ridge which setting for significant events during the was known as High Point. This location Revolutionary War; provided an excellent

85 MIDDLETOWN MASTER PLAN Historic Preservation Element

Harbor at a time when all commerce was Subsequent construction in the district also done by sea; and was the site of a strong included other Period Revival Styles, Temperance movement. including Tudor, Swiss Chalet and Spanish Style. Water Witch Club Historic District The Casino lot comprises the only cleared The Township’s most recently established land in the District. It is situated on a level Historic District is the Monmouth Hills 1.4-acre lot at one of the highest points in Historic District, which comprises a 50-acre the district, approximately 220 feet above area, a portion of which what was formerly sea level. The large lawn area in front of the known as the Water Witch Park. Located at Casino enjoys a commanding view of Sandy the northeasterly-most portion of the Hook, the New York Harbor and western Township, this area is characterized by Long Island. The Casino club building was steeply sloping topography with magnificent listed on the New Jersey Register if Historic coastal views. The district’s boundaries are Places in January 1990 and on the National those of the original contiguous lots of the Register in August of 1990. The District was main portion of the Water Witch Park, established in 2002 and it has been designed in 1895, which is today known as nominated for placement on the National Monmouth Hills. This comprises roughly Register. the easterly half of the district. The westerly half of the district consisted of land owned New Monmouth Historic District by the Highlands of Navesink Improvement Company. In 1898 an attempt to develop The New Monmouth District is located at this area failed and in 1900/1901 the two the intersection of New Monmouth, Cherry clubs merged. Tree Farm, Park Avenue, and Leonardville Roads. A village began to develop at the The residential community that now intersection in the early 19th century. These comprises the Historic District consists of 41 roads provide a means to travel to the homes and the Water Witch Club Casino Bayshore and Highlands to the south and building. Historically the District was a Matawan and Keyport to the north. summertime haven for wealthy businessmen Development was encouraged; Anthony and architects. The buildings in the district Smith opened a sawmill; Thomas Chance are located along a curvilinear pattern of established a tavern; William and Charles mainly gravel roads, originally designed in Morford opened the general store and Henry 1895, and which feature pedestrian Morford was appointed as the Postmaster. pathways linking them. The major concentration of residential construction is This village was known as Chanceville, after at the easterly portion of the district in the Thomas Chance who owned the local tavern. area first developed within the park by the Further development occurred in 1851 when Water Witch Club. These buildings are a second general store, a black smith, and a located within close proximity to the Casino. wheelwright shop were established. In The buildings are generally 1.5 and 2.5 story addition, approximately a dozen residences frame dwellings. Most represent the were clustered around the intersection. “Shingle Style” combined with “Colonial Revival,” characterized by shingle siding The Port Monmouth Baptist Church is the and large porches as dominant features. dominant feature of the district. Built in

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1855, it is a simple but elegant example of The Township has successfully applied to the Ecclesiastical Greek Revival Style. The the Office of New Jersey Heritage to church was created from the Middletown become a Certified Local Government Baptist Church, the oldest Baptist (CLG). This program has enabled the congregation in New Jersey. The Township to obtain grants for various Stout/Morford house built around 1765 is historic preservation efforts. the site of the Van Pelt Agency. Steps have been taken in recent years to Development of the trolley transportation encourage better communications between system with its station at Campbells the Landmarks Commission and the Junction, about 1/2 mile away at Main Street, Building Department. This has resulted in diverted redevelopment pressure from this fewer alterations or new buildings in an well preserved enclave of 19th century historic district without first receiving village development. approval from the Landmarks Commission. These improved procedures should be Grover House continued and further enhanced.

The Township was successful in saving the Grover House from demolition. Further the Township has completed the first phase of a major restoration project. The project involved the relocation of the Grover House to the entrance to Stevenson Park.

Recommendations

The Township has taken the steps to establish five of the six historic areas of Middletown. Currently only two (2) of the five (6) historic districts are listed on the National Historic Register. The Township should draft an ordinance designating the remaining areas as historic districts; and further these should be nominated for placement on the National List of Historic Places.

Although the Middletown Landmarks Commission has identified the New Monmouth district as historically significant, it has not yet been so designated by ordinance by the Township Committee. The Landmarks should continue to monitor landowner interest in the area.

87 MIDDLETOWN MASTER PLAN Recycling Element

Recycling Plan, and address recycling VIII. RECYCLING ELEMENT requirements for single-family, multifamily and commercial developments. Introduction Township Recycling Program The New Jersey Statewide Mandatory Source Separation and Recycling Act of The Township's recycling program predates 1987 requires that municipal master plans the Statewide Mandatory Recycling Act of include a recycling plan element which 1987. In the early 1980's the Township incorporates State Recycling Plan goals for initiated a voluntary recycling program in the collection, disposition and recycling of which residents could drop-off newspapers, materials designated in the Township's aluminum cans and glass bottles in specially Recycling Ordinance. In addition, the designated bins located at seven locations in Township's Planning and Development the Township. Regulations must include provisions for the collection, disposition and recycling of In September 1987, the Township adopted materials for any development proposal for: Ordinance No. 1984 establishing a mandatory recycling program, and creating • 50 or more single family dwelling units; the position of Recycling Coordinator to • 25 or more multifamily dwelling units; direct the Township's recycling program. and This Ordinance required all local residents • any commercial or industrial and businesses to separate recyclable development proposal utilizing 1,000 or materials, i.e. newspapers, leaves, glass more square feet of land. bottles and jars, and aluminum cans, from all other solid waste for collection and The Township recognizes that separating ultimate recycling. Subsequent Ordinance recyclable materials from the solid waste No. 2340 adopted in August 1993 added tin, stream will extend the life of existing bi-metal cans and plastic bottles to the list of landfill facilities, conserve energy and recyclable materials, and prohibited the valuable natural resources, and increase the disposal of grass clippings, white goods, supply of reusable raw materials for industry. batteries and asphalt shingles with The Township also recognizes that recycling household or commercial trash. will reduce demands on resource recovery facilities which will, in turn, result in Collection and Drop-offs significant cost-savings in the planning, construction and operation of these facilities. There are 12 recycling collection zones that are comprised of approximately four Planning and Development Regulations election districts each. The Township provides for curbside collection of cans, Following recommendations included in the bottles and plastic towards the beginning of 1993 Master Plan Recycling Element, each month. Additionally, bundled Section 16-6.38 of the Township’s Planning newspapers (not including mixed paper such and Development Regulations was updated as magazines or advertising brochures) are to include standards for collection, collected curbside on different day towards disposition and recycling of materials. the end of the month. Leaves (unbagged) These standards are consistent with the State and brush are picked-up at regular intervals

88 MIDDLETOWN MASTER PLAN Recycling Element

during the spring and fall seasons. Grass clippings are not accepted curbside or at the Township’s recycling drop-off centers.

Middletown residents may opt to leave recyclable materials either at the Township’s primary recycling drop-off center located at the Public Works Kanes Lane facility, or at a secondary drop-off site located at the Middletown Train Station parking lot. During designated hours, the Kanes Lane facility will accept an array of recyclable materials including glass, tin, plastic, aluminum, appliances, newsprint paper, mixed paper, batteries, corrugated cardboard, tires, used motor oil, scrap metal and used clothing. The Train Station site is open 24- hours, but only accepts color-separated glass recyclables and cans.

Newsletter

A seasonal recycling newsletter is distributed to Township residents detailing pick-up schedules and the types of materials collected. Recycling guidelines and best- practices are outlined in the newsletter, and reminders are included about penalties for violating the Township’s recycling ordinances.

Recommendations

• The Township should maintain and continually enhance its recycling program, and ensure that it remains consistent with New Jersey’s Recycling Regulations effectuated by the New Jersey Department of Environmental Protection. • Consideration should be given to identifying a centrally located site, possibly on fallow agricultural land, for relocating the Township’s composting facility.

89 MIDDLETOWN MASTER PLAN Housing Element

On July 7, 2003, the Township endorsed the IX. HOUSING ELEMENT Amendment to the Housing Element, *Replaced by Amended Housing Element and Fair Share adopted an amendment to the Fair Share Plan adopted December 11, 2008 Plan and adopted a resolution that made clear that as soon as staff issued its report Status and Update and the Township satisfied itself as to the adequacy of the plan amendment, it would By March of 2000, the Planning Board and re-petition. the Township had adopted a housing element and fair share plan; filed the plan By mid-July 2003, Middletown filed the with COAH and petitioned COAH to Amendment to the Housing Element and the approve that plan. Amendment to the Fair Share Plan with COAH and again asked for staff’s report. By March of 2003, Middletown had Instead of furnishing the report, staff urged responded to all the requests for information Middletown to re-petition and assured the by COAH staff; determined as best it could Township it would not be prejudiced if it did what it could anticipate staff’s so. Specifically, staff assured Middletown recommendation would be concerning the that if staff found some deficiency in the gap in the plan and the limitations on how to amended plan, Middletown would have the address that gap. Consequently, in March of first opportunity to choose how to address 2003, Middletown wrote to COAH and the deficiency. The Township proposed a means of securing substantive representatives assured staff that certification of its plan “as quickly as Middletown would re-petition if staff put possible.” That proposal entailed this position in writing so that Middletown Middletown and its Planning Board could then proceed with confidence that it adopting a plan amendment addressing the would not be prejudiced if it proceeded in anticipated gap and being responsive to the the fashion staff recommended. COAH’s concerns staff had verbally communicated Executive Director wrote a letter, dated concerning the 2000 plan. That proposal November 18, 2003 wherein she provided also envisioned that COAH staff would just the written assurances the Township write its report to eliminate the guess work sought. In light of this official position, the as to what the Township could reasonably Township is now ready to address some anticipate was the result of the evaluation of various minor issues that have arisen since the 2000 plan. Middletown made clear in Middletown filed the amendments in July of that March 2003 letter that as soon as staff 2003 and to repetition. issued its report, the Township would ensure that the plan amendment fully addressed all More specifically, since Middletown filed in staff’s concerns and would then re-petition. July of 2003, two developers that were the subject of that amendment sought changes. Middletown and its Planning Board did This amendment is intended to mirror and exactly what they said they would do in the supercede the June 30, 2003 amendment and March 2003 correspondence. On June 30, to incorporate those changes. In addition, in 2003, the Planning Board adopted an an effort to avoid the need for further Amendment to the Housing Element amendments, additional sites have been addressing the anticipated gap in a manner identified that the Township and Planning that the Township/Planning Board Board are willing to rezone to produce anticipated that staff would find acceptable.

90 MIDDLETOWN MASTER PLAN Housing Element

affordable housing over and above the substantially reducing the intensity of present quota. development on this site and incorporating active recreation fields on site thereby The changes to the June 30, 2003 rendering the objections moot. Amendment may be summarized as follows: During the period following the petition, A. The proposed redevelopment site at Middletown not only responded to various Block 135, lot 9 and Block 26, Lot 2.01 requests for information by COAH staff, but will now be developed with 24 market also implemented the cumulative plan in rate units as opposed to 24 market and 6 anticipation of COAH’s certification of the affordable units. An adjacent property, amended plan. Specifically, the Township Block 135, Lots 6 & 7 will be developed and its Planning Board took the following with six affordable units by the actions, even though the Fair Housing Act Monmouth Housing Alliance. did not require the Township to take these B. The proposed redevelopment of the actions until after COAH certified the property at Block 265, Lots 65, 66, 67 Township’s plan. See NJSA 52:27D-314: will now be developed with 18 units including 6 affordable units as opposed 1. Middletown initiated rezoning of two to 30 units with 8 affordable. inclusionary sites identified in the plan. C. Two additional properties have been One site, Block 657, Lots 1,2 & 3 added as possible sites for affordable received Site Plan approval and housing development. However these construction, including the 16 affordable properties will only serve to create units rental units is anticipated to begin within in excess of the Township’s 1655 unit a few months. The second was approved obligation. by the Planning Board and will include 14 affordable for sale units. THE AMENDMENT BELOW REFLECTS THESE CHANGES IN THE JUNE 2003 2. Middletown continued to implement its AMENDMENT TO THE HOUSING successful accessory apartment program, ELEMENT. to date Middletown has completed 18 accessory apartments. Introduction 3. Middletown has implemented its unique By March, 2000, Middletown had adopted a program referred to as “Residential over Housing Element and Fair Share Plan to Commercial” development. One project, address its cumulative fair share; filed the planned to generate 8 affordable units adopted plan with the New Jersey Council above a new commercial building has on Affordable Housing (“COAH”); and received site plan approval however as a petitioned COAH to approve the adopted result of litigation initiated by neighbors, plan. a settlement was reached that will now result in 12 affordable units. Middletown That petition drew objections from various also provides a per unit subsidy for this interested parties all concerned with the program, $24,000.00 for each low- development of one site, the so-called income units produced and $16,000.00 “Vacarro site.” The Township negotiated an for each moderate-income unit produced. agreement with the owners of this site

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Therefore the approved project is settlement now required Middletown eligible for $240,000.00. to seek to acquire and preserve the remaining acreage, thus the 4. Middletown has funded the additional units are unlikely to ever implementation of its RCA with Red be developed. This results in a gap of Bank-even though the RCA does not 12 credits. require that Middletown transfer any monies until after COAH certifies the • Within PD Zone – The Plan Township’s plan. An ordinance proposed included 25 units within authorizing the transfer of $1,460,000.00 the proposed mixed-use development was adopted in February 2003. site. A newly adopted Master Plan in Middletown is awaiting a request from Middletown proposes a change in Red Bank so that the funds can be zoning to “Active Adult transferred. Residential.” Also there is significant and presumably long-term litigation In addition to these actions, the Township involving the development of this and Planning Board did not await COAH site. The Township therefore no staff’s formal report on its plan. Rather, the longer feels confident that this is a Township and its Planning Board seized the realistic site for the development of initiative to determine what gap that staff affordable housing. Therefore a gap would likely find and what measures would of 25 credits results. likely address COAH staff’s concerns so that staff would find Middletown’s • 1st Round C w/o Controls – The affordable housing plan satisfactory. Township conducted a Credits- Without-Controls survey. A total of The following summarizes the changed 130 creditworthy units were circumstances resulting in a gap: identified. COAH staff reviewed the information provided by the • Rt. 36 W. of Thompson – Township and determined that 29 of Inclusionary development where 22 the 130 did not qualify. Therefore a rental units were anticipated. The 29-credit gap resulted. project was approved with fewer overall units resulting in 16 • Rt. 36 Mustillo Property – This is a affordable units. Thus a 12 credit gap redevelopment site. The property (6 units + 6 Bonus Credits). contains a commercial building and two single family dwellings and is • Rt. 36 Near Atlantic Highlands – mostly paved. The owner proposes to Inclusionary development where 26 develop approximately 18 overall units were anticipated. Plans units and provide 6 affordable rental approved by the Planning board units to the Township. only propose to develop a portion of the area and 14 affordable units are The total impact of these changes resulted in anticipated. The remaining land is an overall gap of 82 credits. The rezoning constrained with steep slopes. As a for inclusionary development proposed result of litigation initiated by the herein, for Block 878, Lot 35 and Block 615, Borough of Atlantic Highlands a Lot 82 will result in a total of 96 credits. The

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actions on these sites are intended to satisfy sets forth the methods of compliance with the gap the Township had been identified. the fair share obligation. They will also allow the Township to eliminate the accessory apartment waiver The Fair Share Plan provides drafts and that it had been seeking and also reduce the other documents that may be readily senior cap waiver from 36% to 29%, where converted into ordinances that will be 25% in the maximum permitted. refined and will implement the Plan. More specifically, after COAH approves the As of the date this Amendment to the Townships Housing Element and Fair Share Housing Element and Fair Share Plan was Plan in its current form or in the form that prepared, Middletown has not yet received evolves from the process, Middletown will staff’s report. Thus, depending upon any be required to implement its approved plan. possible other concerns staff may express, it Part of the implementation will involve the is entirely possible that the amendments to adoption of ordinances. The Fair Housing the affordable housing plan embodied herein Act requires municipalities to adopt such may undergo further change. ordinances, after a public hearing, within 45 days from COAH approval of its Housing This Amendment will not only show the Element and Fair Share Plan. changes the Township and Planning Board made to the underlying affordable housing Fair Share Obligation plan, but also show how, with the amendment, the Township and Planning The Township of Middletown was assigned Board now have a new affordable housing a pre-credited need of 1,655 units, which plan that meets all concerns expressed by was determined by the New Jersey Council staff. on Affordable Housing (COAH) as follows:

This Amended Housing Element of the TABLE H-1: Middletown Township Master Plan COAH PRE-CREDITED NEED 1993 – 2006 represents a comprehensive revised plan that Total Pre- Need Credited is intended to succeed the previous Housing Need Element adopted by the Planning Board. It Actual Deteriorated Units: 135 specifically fulfills the township’s Less: Spontaneous 13 responsibility under the Fair Housing Act Rehabilitation (N.J.S.A. 52:27D-1 et seq.). The Act Indigenous Need 122 provides for the establishment of municipal Reallocated Present Need: 66 Prospective Need: 1,605 fair share obligations and filing of housing Subtotal: 2,022 elements to meet the obligations for Plus: Demolitions: 14 approval by the New Jersey Council on Less: Filtering: -110 Affordable (COAH) based on COAH’s Less: Conversions: -14 current criteria and guidelines as set forth in Reallocated Present and 1,561 various regulations. Prospective Need: Total 1,683 Less: COAH 1999 -28 1,655 This Housing Element includes details and Adjustment units information concerning the various aspects Source: COAH Handbook of Middletown’s fair share obligation and

93 MIDDLETOWN MASTER PLAN Housing Element

COAH refers to the 1655 pre credited need Scattered Site Affordable Housing as a cumulative fair share representing Construction Middletown’s fair share responsibilities for the first and second housing cycles. The From April 1980 until July 7th, 1987, the 1655 pre credited fair share consists of two Township constructed two affordable components: (1) a rehabilitation component detached single-family dwellings on of 122 units and a new construction Township-owned sites. The homes are sold component, which is technically referred to at affordable prices to income eligible as the inclusionary component, of 1561 units. households. The program has gained a great deal of positive recognition and has been a Credits to the Revised Pre-Credited Need model for other communities wishing to initiate similar construction programs. COAH recognizes the prior efforts made by many municipalities to house low and The Township Community Development moderate income households over the years. office, in conjunction operates the Credits are awarded on a per unit basis for Township’s Affordable Housing Program affordable housing activities completed with the Middletown Housing Corporation. since 1980. These are known as prior cycle Middletown has funded the project using credits. CDBG (Community Development Block Grant) and Township funds. The program is COAH has informed Middletown, in a letter financed through a revolving fund, which is dated July 17, 1991, that July 7, 1987 is continually supplemented by the proceeds of considered the date of petition for home sales. The Township has and may substantive certification. Therefore, prior to continue to also provide subsidy to the this date, all affordable housing activities are Housing Corporation. considered to be credits or prior cycle credits. All projects after that date would be The units were affirmatively marketed by included as part of the Compliance Plan. lottery with no residency preference. All eligible applicants must be low and In Middletown’s case, prior cycle credits fall moderate-income households. Resale into two categories: controls are in the form of a deed restriction for 30 years. 1. Credit Without Controls: Middletown has demonstrated that it is entitled to 101 The project began in 1986 with two unit prior cycle credits as a result of a credits occupied prior to July 7th, 1987 and eligible without controls survey conducted in for COAH credit as follows: 1991 and 1992. Appropriate documentation has been provided to Date Sold Sales Price Unit Size COAH and COAH has verified that 101 1986 $45,000 3 Bedroom credits are eligible. 1987 $45,000 3 Bedroom

2. Scattered Site Housing: Prior to July 7th, An additional 15 units have been 1987, Middletown Township facilitated constructed between July 7th, 1987 and the the construction of two (2) affordable present. Another 5 units of scattered sites single-family dwellings. housing are planned and development will begin soon.

94 MIDDLETOWN MASTER PLAN Housing Element

Section 8 Certificates The Housing Authority offers 150 certificates. Of that total, 74 are used in As part of the continual effort to provide Middletown. No credit is requested for affordable housing in Middletown, two these certificates at this time. types of HUD Section 8 certificates have Middletown reserves the right to pursue been made available in Middletown. credit for these units.

1. Section 8 New Construction: This Credits Without Controls subsidy is attached to 26 units at the King’s Row senior Citizen Development, COAH permits municipalities to obtain located at 1800 Highway 35 and Cherry credits for newly constructed housing if the Tree Lane. The building was first municipality demonstrates that these units occupied in October 1983. The subsidy are in sound condition and occupied by low allows low-income households to reduce or moderate income households in their housing costs to 30 percent of accordance with the recently adopted COAH monthly income. regulation N.J.A.C. 5:92-6.3. The unit must have been created and occupied between There are 26 units at Kings Row, which April 1, 1980 and December 15, 1986. offer this income supplement to eligible low-income seniors. Affordability A municipality must provide the certificate controls are in place on the units for 20 of occupancy, verify the structural condition years. Section 8 certificates, which are of the unit and document household income tied to the unit such as this, are eligible with the most recent Federal Income Tax for COAH credit. return to document a credit request.

2. Section 8 Certificates: This subsidy is Middletown prepared an income survey to tied to the family, not the unit. The be sent to residents of eligible units Middletown Housing Authority has a accompanied with a release form which pool of subsidy certificates, which can authorized the IRS to release a copy of a be awarded to low income households portion of the 1990 tax return to the that rent housing units. The hope is that Township’s Affordable Housing Consultant. the certificates will be used in The return release forms were sent to the Middletown. However, if a cooperating IRS to obtain copies of the tax returns to landlord cannot be found the certificates verify the income status of each household. can be used elsewhere in the area. Execution of a release form and return of the A family meeting income guidelines will form and survey which indicate occupancy apply to the Housing Authority for the by a low or moderate income household subsidy. They must occupy a rental unit, considered to be a credit-worthy unit. A which meets HUD fair market rent total of 130 verifiable surveys were returned guidelines and has a landlord willing to by low and moderate income households. Of participate. Again, the subsidy will the 130 returned survey’s, COAH staff have provide assistance to the certificate determined that 101 are fully eligible for holder to reduce their housing costs to credit. Therefore Middletown seeks 101 30 percent of monthly income. Credits.

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Summary Middletown has completed 122 rehabs in town; therefore this component of the In summary, the total amount of credits Township’s obligation has been satisfied. claimed by the Township of Middletown is 129 units. This results in a fair share B. Regional Contribution Agreement - A obligation of 1,526 units when the credits municipality may transfer 50 percent of are subtracted from the calculated need of its credited, adjusted fair share 1,655 units. Supporting documentation has obligation minus rehabilitation, to an been submitted to COAH in conjunction eligible receiving municipality within with the Township’s petition for substantive Region 4 (Monmouth and Ocean certification. This reflects Middletown Counties) in accordance with N.J.A.C. Township’s ongoing dialogue and 5:92-11.1. The credited, adjusted fair correspondence with COAH staff. share obligation of 1,526 units minus 122 Rehabs results in 1404 units and thus provides for a maximum transfer of Compliance with the Credited Fair Share 702 units through Regional Contribution Obligation Agreements (RCA). Middletown has already entered into Regional Middletown’s Compliance Plan, as detailed Contribution Agreements for 500 units, below, addresses the fair share obligation of all of which are now complete. 1,526 units. The Plan provides for the Middletown will implement an expanded rehabilitation and creation of 1,526 low and RCA program for another 202 units. moderate-income units by the Township of Signed agreements have already been Middletown. provided to COAH. The Township is also ready to enter into agreement with other interested receiving municipalities Compliance Plan: 1,526 Unit Fair Share within its region, should and problems Obligation arise with the existing agreements.

Initially, to address compliance with the C. Rental Component - A rental component 1,526-unit fair share obligation, certain for this obligation is calculated after restrictions on compliance found in the subtracting the rehabilitation component COAH regulations must be established. of 122 from the 1, 526 fair share. The resultant figure of 1,404 is then A. Rehabilitation Component - COAH has multiplied by .25 to determine the size of assigned Middletown an indigenous the rental component. This is in keeping need of 135 units. The indigenous need with the COAH rental housing is the number of substandard unit regulation N.J.A.C. 5:93-5.15. Under estimated by COAH to exist in the this regulation, Middletown Township Township at present and cannot be must provide a realistic opportunity for adjusted, only credited by prior the creation of 351 units of rental rehabilitation activities. After housing within the fair share obligation subtracting the units estimated by COAH to have undergone spontaneous 351 Rental Component rehabilitation, 13, the result is an 1526 – 122 = 1,404 indigenous need of 122 units. 1,404 X .25 = 351

96 MIDDLETOWN MASTER PLAN Housing Element

D. Senior Citizen Component - To establish regulation N.J.A.C. 5:93-5.15 allows a the 25 percent maximum reservation for municipality to receive a one-third credit senior citizen units allowed under the for each age-restricted rental unit obligation, COAH regulation N.J.A.C. constructed and occupied and one credit 5:93-5.14 requires another calculation. for all other rental units, up to its rental The number of credits, adjustments and obligation. As a result, Middletown is regional contribution agreement units entitled to a total of 206 rental bonus must be subtracted from the total credits. obligation. The total is then multiplied by 25 percent to obtain the limit. With a It is important to note that the analysis of credited, adjusted fair share obligation of the fair share obligation will be guided 1,526, Middletown is able to transfer by the principle that the municipal 702 units through Regional Contribution obligation must be divided equally Agreements. This figure is subtracted between low and moderate-income from the 1,526-unit obligation. This households, unless otherwise permitted results in a figure of 824, with 25 by COAH. This is also articulated by percent being 206 units. As such, COAH in N.J.A.C. 5:93-6.2. Middletown Township may age restrict no more than 206 units of its fair share obligation. Housing Element Compliance Recommendations Senior Citizen Component 1,526 – 702 = 824 The Housing Element of the Master Plan 824 x .25 = 206 contains the recommended strategy for compliance with the Township’s fair share Middletown is seeking a waiver of the obligation of 1,526 units. The 25 percent cap on the senior citizen recommendations may be summarized as component to increase the cap to 29 follows: percent. This is based on the data and findings contained in a report dated 1. Provide for an additional 202 units via February 13, 2000, prepared by Anthony Regional Contribution Agreements P. Mercantante, P.P., A.I.C.P., justifying (RCAs) for a total of 702 units to willing up to a 36% cap based upon regional receiving municipalities in the region. data and demographics. Based upon a Middletown Township had previously 36 percent senior cap, the maximum entered into Regional Contribution permitted number of senior units for Agreements (RCAs) with five which credit can be sought in this cycle municipalities for a total of 500 units. could be as much as 296 units. However These RCAs were approved by COAH Middletown is seeking credit for 240 as follows: units, of which 60 are built and the Planning Board has approved the Receiving Municipality RCA Units remaining 180. Asbury Park 180 Highlands 50 Long Branch 150 E. Rental Component and Rental Bonus Red Bank 45 Credits - The Township must provide a Union Beach 76 rental component of 351 units. COAH Total 500

97 MIDDLETOWN MASTER PLAN Housing Element

Middletown has entered into RCAs with section of Middletown. The Middletown two other municipalities in the region Township Housing Authority has funded and will fund the transfer of an the project. additional 202 affordable units. Within the 202 unit RCA program, the The Township will also obtain 180 units Township reserves the right to enter into of senior citizen rental housing by the a gut-rehab agreement should it be development of the Conifer Realty site necessary to make up a shortfall of the (Block 729, Lot 16.02) located on rental obligation. Highway 36 in the Navesink section of Middletown. The Township has 2. Continue the existing successful purchased this site, with a portion leased rehabilitation program through the to Conifer for the development of Township Community Development affordable senior citizen housing. This Program. The Township has completed has resulted from the settlement of more 122 rehabilitation projects during litigation between the Borough of the period of time covered by this Plan Atlantic Highlands and the Township of due to the Township’s participation in Middletown. The development has the Community Development Block received Preliminary and Final Planning Grant Program and the annual receipt of Board Approval and is now awaiting funds for this purpose through CDBG. approval of its Tax Credit application.

5. Convert three existing developed 3. Continue the existing successful properties into 26 affordable housing scattered site affordable housing units. The first site, Block 386, Lots 4, 5 construction program for 26 additional & 6, and is located on Leonard Avenue affordable units to be constructed on in the Leonardo section of Middletown. scattered sites throughout the Township. The owner of the property expressed an These units are in addition to the 15 interest to the Township to develop the units already completed, but which are site to provide 8 affordable rental units, not prior cycle credits. The two and to be subsidized by the Township. three bedroom homes will be sold at Zoning was already in place for the affordable prices to income-eligible development. The Planning Board households. They will be subject to granted Site Plan approval for the project. affordability controls that meet COAH However a lawsuit was initiated by regulations. Of the 26 units proposed nearby property owners. As a result over the next six years, 2 additional units there will be a settlement results in 12 are complete and a new duplex has affordable units instead of the 8 that begun construction. were approved.

4. Construct 240 affordable senior citizen The second site is a property containing rental units in the Township. As a first an abandoned, burned out 5-unit step to achieve the 240 units, the apartment building (Block 6, Lot 3 and Township has constructed 60 senior 13). The Township has acquired the citizen units on the site of the existing property and demolished the existing Luftman Towers senior citizen project structures on-site. The Township is now (Block 1072, Lot 36.02) in the Lincroft

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developing plans to construct a 4-unit rented at rates which are affordable to apartment building on site. low and moderate income households. Since this results in selling or renting at The third site is an existing 7-unit below market rates, an incentive, the apartment building in Port Monmouth, density bonus, permits the construction which is in extremely dilapidated of increased numbers of market-rate condition (Block 135, Lot 9). The units to offset the presumed losses owners who plan to either demolish or associated with the affordable units. redevelop the building have recently approached Middletown. In addition COAH has adopted criteria to determine there are several adjacent abandoned the acceptability of each site selected for properties containing a vacant inclusionary housing in a housing plan. commercial building (Block 26, Lot 2.01) Each site must be available developable, and a dilapidated old house. This site suitable and approvable. These are will be combined with the nearby defined in N.J.A.C. 5:93-5.3: property and up to 24 market rate units can be developed. The applicant Available Site: means a site with clear proposes to develop 6 affordable units title, free of encumbrances that preclude on a nearby property. development for low and moderate- income housing. Rezone a 2.52 acre area on Route 36, known as Block 265, Lots 65, 66 & 67, Developable Site: means a site that has which is currently developed access to appropriate water and sewer commercially and is in the B-2 Highway infrastructure and has received water Commercial Zone to permit a mix of consistency approvals from the New residential and commercial uses. It is Jersey Department of Environmental anticipated that this site could yield 18 Protection or its designated agent dwelling units, of which 6 would be authorized by law to issue such affordable. approvals.

6. Identify and choose sites for Suitable Site: means a site that is inclusionary zoning. An integral part of adjacent to compatible land uses, has Middletown Township’s Fair Share Plan access to appropriate streets and is is the provision of a realistic opportunity consistent with the environmental for the construction of new affordable policies delineated in Subchapter 8, housing within the Township. In all of Municipal; Adjustments. these cases, the affordable housing units will represent a percentage of the total Approvable Site: means a site that may project with the balance of the site being be developed for low and moderate devoted to market rate housing. income housing In a manner consistent with the regulations of all agencies with Rezoning for inclusionary housing jurisdiction over the site. A site may be generally means that a site has been approvable although not currently zoned rezoned for additional density in for low and moderate-income housing. exchange for a mandatory set-aside of housing on the site which will be sold or

99 MIDDLETOWN MASTER PLAN Housing Element

A consideration of sites for inclusionary TABLE H2: development also takes a variety of site Inclusionary Zoning Sites development factors into account. Site Develop Prop. Total Aff. Status Acres Density Units Units COAH excludes as potential sites, or East Road portions sites, areas that are impacted by (Bl 1092, 14 10 140 28 Complete historic areas, environmentally sensitive L1) – Rt. 36 lands and agriculturally restricted lands. Belford These are detailed in N.J.A.C. 5:92-8.2 Rt 36 Bl 657, L1,2,3) Approvals and are summarized as follows: – West of 10.8 9 110 16 In Place Thompson • Environmentally sensitive lands - Avenue. Wetlands as delineated on the U.S. Laurel Fish and Wildlife Service National Avenue Approved (B11, L 14) 15.75 8 118 24 Under Wetlands Inventory; Flood Hazard – North of Const. Areas as defined in N.J.A.C. 7:13; Holland Rd. Slopes in excess of 15 percent as Total 368 68 determined from U.S.G.S.

Topographic Quadrangles (since the Each site has either a 15 or 20 percent Township has a steep slope set-aside for affordable housing. The ordinance that regulates development East Road site contains family rental densities on steep slopes). units under the plan proposed to the • Historic and Architecturally Township by the developer. All sites important sites (plus a 100 foot meet the COAH criteria of available, buffer) as listed on the State Register developable, suitable and approvable. A of Historic Places prior to total of 69 affordable units will be substantive certification. produced through inclusionary • Agricultural lands if the development development, 44 of which will be family rights on such sites have been rental units. purchase or restricted. In order to address its housing obligation, Middletown has used the Freshwater Middletown has developed the following Wetlands Maps for Monmouth County, scenario for addressing a total of 62 new prepared by the NJDEP as part of its affordable housing units: suitability analysis. These maps were released by NJDEP in 1991 and are far • Amend zoning for an area of Route superior to the U. S. Fish and Wildlife 36 to permit a density of 5 dwelling Map as an indicator of the presence of units per acre, with a 17.5 percent wetlands. This increases the accuracy of set-aside. This project will yield 14 the site analysis from what would affordable, for sale dwelling units. A otherwise be submitted. major Site Plan Application for this project was approved by the The Planning Board has already selected Planning Board. (Block 729, Lot 7 and rezoned three inclusionary sites in and Block 746, Lots 28 & 29). Middletown Township as listed below, Construction is underway. including acreage data, proposed densities and unit yields.

100 MIDDLETOWN MASTER PLAN Housing Element

• The Township proposes to rezone a will produce 240 senior rental units, 15.2-acre tract of land, known as which can be utilized for 79 bonus block 878, lot 35, located on the credits and 127 family rental units northwest corner of Rt. 35 and for a total rental bonus credit of 206. Crestview Drive. The subject property is located in the HCSC, (240 x. 33) = 79 + 134 = 213 Highway Commercial Shopping Center Zone. The Township 7. Provide for the opportunity to construct proposes a rezoning that would 10 affordable accessory apartments in permit the development of up to 150 the Township. Middletown has adopted dwelling units, 30 that would be zoning permitting accessory apartments affordable rental dwellings; the in all Single-Family Residence Zones remainder would be market rate for except that a minimum lot size of 7,500 sale units. This proposed rezoning is square feet shall be required unless a the result of a dialogue between the smaller lot contains an existing developer and the Township’s accessory structure that can be converted. representative and represents the Such smaller lots will also have to agreement that has been reached. comply with any on-site parking The subject property is located in the requirement established. From 1994 vicinity of a mixture of uses, through 2003, Middletown completed 10 including two large multi-family accessory apartments. Since initiating housing developments and a single- its grant program in 2002, whereby a family residential neighborhood. $10,000 grant is given towards the construction of an accessory apartment, • The Township plans to rezone a there has been a significant increase in 15.7-acre tract of land, known as application activity. An additional 8 Block 615, Lot 82, located on units have been completed since The Harmony Road, just north of Route Township reserves the right to expand 35. The subject property is located in the accessory apartment program, in lieu the B-3 Highway Commercial Zone. of some portion of the write-down buy The Township proposes a rezoning down buy down program, if it becomes that would permit the development apparent that it will result in a better and of 90 dwelling units, 18 that would more efficient use of public funds. be affordable rental dwellings, the remainder would be market rate for 8. Provide for the opportunity to implement sale units. This proposed rezoning is a write down/buy down program for 25 the result of a dialogue between the units within the Township. Middletown developer and the Township’s is aware that current COAH regulations representative and represents the cap this approach at 10; however, we are agreement that has been reached requesting a waiver to allow up to 25 such units to be created. This is as a • The Township hereby claims the result of the fact that Middletown’s maximum rental bonus credits diverse housing stock lends itself to this entitled to the Township from the approach and as a result of dialogue with various components of the Housing COAH staff wherein it was Compliance Plan. The Township

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recommended that this was a good and Township has identified certain reasonable waiver to seek. properties where single-story commercial uses exist and where the Once again, Middletown believes that development of second story residential given its unique characteristics and uses is feasible. In order to help circumstances, such a waiver is facilitate, Middletown has sought reasonable. establish a very diverse plan designed to address the needs of low and moderate Middletown Township has a very large income households within the region, and extremely diverse housing stock. while at the same time protecting its Even with a robust housing market, a local residents from excessive growth substantial number of dwellings priced and the long term costs associated $160,000.00 or below are available in therewith. This provides balance to the Middletown. The Township is total plan that will create 265 affordable committed to contributing a $20,000 units for families, 148 of which will be subsidy on the sale/resale of 25 housing family rentals, and 240 senior citizen units in order to make them affordable to affordable units within Middletown. low and moderate-income households. This is in keeping with a primary goal of Middletown believes that this particular this plan, which is to minimize the long- program provides a very positive and term impacts of compliance on the commendable means for providing Township and its residents, while affordable housing without creating new providing a wide array of housing housing. opportunities for those in need.

9. Middletown has identified three group 11. Middletown has identified two additional home facilities totaling 14 units/beds. tracts of land that are suitable for future The facilities are identified as follows: development of affordable housing units. One is a three (3) acre tract of land 2 Division Street: 4 Beds located at Block 532, Lots 42 & 43. The 141 Cherry Tree Farm Road: 6 Beds other is a 1.63 acre tract of land located at Block 517, Lots 3-8. In both cases the 645 Brookside Drive: 4 Beds Township has had direct communication with a developer negotiating to acquire Each facility meets the affordability both properties. requirements of COAH. In the event of any new creditworthy alternative living 12. The Township seeks a waiver for the arrangements that emerge over the bedroom mix requirements for the coarse of implementation, the Township proposed 6 unit all affordable shall notify COAH of these units and its development on Block 135, Lots (6 & 7) claim for credit; and this plan shall to permit all six units to be two automatically be amended to secure bedrooms. The required mix on such a credits for these units, including any small project would impact the rental bonuses. economics of the project, which is to be developed by a nonprofit entity. The 10. Middletown seeks to implement a unique Townships Plan includes several other program called Residential over opportunities to make up the needed one Commercial Development. The

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and three bedroom units. The Scattered Sites component will result in all new homes being at least three bedrooms. The Accessory Apartment program results in almost exclusively one bedroom units, by ordinance limitation.

TABLE H3: Compliance Summary for 1,655 Unit Obligation Credits Without Controls 101 Prior Cycle Credits 28 Regional Contribution Agreements 702 Rehabilitation Program 122 Scattered Site Affordable Housing 41 Construction Senior Citizen Rental Housing 240 Redevelopment of Existing Sites 28 Existing Inclusionary Zoning 69 Proposed Inclusionary Zoning 62 Senior Rental Bonus Credits 79 Other Rental Bonus Credits 134 Existing Accessory Apartments 18 Proposed Accessory Apartments 10 Group Homes 14 Write Down/Buy Down 25 Residential Over Commercial 10 Total 1,683

103 MIDDLETOWN MASTER PLAN McClees Creek

APPENDIX – MCCLEES CREEK STUDY

104