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Master Plan Reexamination Report & Update

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Master Plan Reexamination Report & Update Master Plan Reexamination Report & Update Borough of Belmar Monmouth County, New Jersey Prepared by: Zachary Zeilman, Planner August 2016 Adopted by the Planning Board: _____________ The original of this report was signed and sealed in accordance with N.J.S.A. 45:14A-12. Master Plan Reexamination Report & Update Borough of Belmar This page has been left blank intentionally 1 | Page Master Plan Reexamination Report & Update Borough of Belmar 2016 Borough of Belmar Planning Board Mayor Matthew Doherty, Class I Member Mike Campbell, Director of Public Works, Class II Member Councilman, Brian Magovern, Class III Member Ed Windas, Chairman, Class IV Member Rick Meyer, Vice Chairperson, Class IV Chris Hoffman, Class IV Member Tom Burke, Class IV Member Judy Rokoszak, Class IV Member Thea Sheridan, Class IV Member Robert Forte, Alternate #1 Larry Renolds, Alternate #2 Douglas Kovats, Esq., Board Attorney April Claudio, Board Secretary Planning Consultants David G. Roberts, P.P., A.I.C.P., LLA, LEED AP ND, Senior Associate Zachary Zeilman, Planner Maser Consulting, P.A. 331 Newman Springs Road #203 Red Bank, NJ 07701 \\maserconsulting.com\ren\general\projects\bmp\bmp-028\reports\planning\master plan reexamination\160803_belmar-masterplan-reexam_bmp028.docx 2 | Page Master Plan Reexamination Report & Update Borough of Belmar 1. INTRODUCTION ............................................................................................................................................. 4 2. PROBLEMS AND OBJECTIVES SINCE 2006 MASTER PLAN REEXAMINATION & UPDATE ... 6 2.1. MASTER PLAN GOALS ................................................................................................................................. 6 2.2. PRIORITIES SINCE HURRICANE SANDY........................................................................................................ 6 3. THE EXTENT OF INCREASE OR REDUCTION OF PROBLEMS & OBJECTIVES ......................... 10 3.1. RECOMMENDATIONS FROM 2000 MASTER PLAN UPDATE ............................................................................. 10 3.2. RECOMMENDATIONS FROM 2006 MASTER PLAN UPDATE ............................................................................. 18 4. THE EXTENT OF SIGNIFICANT CHANGES IN ASSUMPTIONS, POLICIES & OBJECTIVES . 28 4.1. DEMOGRAPHIC CHANGES ......................................................................................................................... 28 4.2. HOUSING ................................................................................................................................................... 32 4.3. ECONOMIC PROFILE .................................................................................................................................. 37 4.4. BOROUGH INITIATIVES .............................................................................................................................. 39 4.5. COUNTY CHANGES .................................................................................................................................... 41 4.6. STATE CHANGES ........................................................................................................................................ 43 5. MASTER PLAN UPDATE AND ORDINANCE CHANGES ................................................................. 47 5.1 LAND USE PLAN MAPPING REVISIONS .................................................................................................... 47 5.2 MASTER PLAN AMENDMENTS .................................................................................................................. 48 5.3 ZONING MAP AMENDMENTS.................................................................................................................... 48 5.4 LAND DEVELOPMENT ORDINANCE CHANGES ......................................................................................... 49 5.5 OTHER RECOMMENDATIONS .................................................................................................................... 50 6. REDEVELOPMENT/REHABILITATION PLANS AND AREAS .......................................................... 52 6.1. EXISTING REDEVELOPMENT PLANS .......................................................................................................... 52 7. LAND USE PLAN ELEMENT UPDATE..................................................................................................... 54 7.1 HISTORIC AND EXISTING LAND USE PATTERNS ....................................................................................... 54 7.2 RECOMMENDED FUTURE LAND USE ........................................................................................................ 62 3 | Page Master Plan Reexamination Report & Update Borough of Belmar 1. Introduction The Municipal Land Use Law (MLUL) requires every municipality in New Jersey that has adopted a Master Plan and land development regulations to periodically review and revise, if necessary, those documents every ten years (N.J.S.A. 40:55D-89). The latest comprehensive Master Plan for the Borough of Belmar was adopted in 1989. A Master Plan Reexamination Report and Update was adopted on March 20, 2000 and the most recent Reexamination Report and Update was adopted on August 21, 2006, consistent with the MLUL requirements. This edition of the Master Plan Reexamination Report and Update amends and updates the Master Plan and Land Use Element to be consistent with previous and proposed amendments to the Belmar Borough Land Development Ordinance, as well as recent redevelopment initiatives within the Borough. This reexamination of the Borough of Belmar Master Plan conforms to the requirements of the MLUL and addresses the five requirements of N.J.S.A. 40:55D-89 by including the following sections: A. The major problems and objectives relating to land development in the municipality at the time of the adoption of the last reexamination report. B. The extent to which such problems and objectives have been reduced or have increased subsequent to such date. C. The extent to which there have been significant changes in the assumptions, policies and objectives forming the basis for such plan or regulations as last revised, with particular regard to the density and distribution of population and land resources, energy conservation, collection, disposition and recycling of designated recyclable materials, and changes in State, County and municipal policies and objectives. D. The specific changes recommended for the Master Plan or development regulations, if any, including underlying objectives, policies and standards, or whether a new plan or regulations should be prepared. E. The recommendations of the Planning Board concerning the incorporation of redevelopment plans adopted pursuant to the “Local Redevelopment and Housing Law”, P.L. 1992, c.79 (C.40A:12A-1 et seq.) into the land use plan element of the municipal Master Plan, and recommended changes, if any, in the local development regulations necessary to effectuate the redevelopment plans of the municipality. While the Municipal Land Use Law requires a general reexamination of the Master Plan and development regulations every ten years, reexaminations can be more frequent than once every ten years. It can be as frequent as an individual municipality feels it to be warranted. It is important that a Master Plan be kept up to date and flexible so that it can respond to changing conditions and reflect the best current thinking on land use issues. The Master Plan should be a document that is easily amended so that it can respond 4 | Page Master Plan Reexamination Report & Update Borough of Belmar to both concerns and opportunities. A review once every ten years is adequate in some communities, while for other municipalities more frequent review is recommended. The aforementioned requirements of the Municipal Land Use Law are addressed in the sections of this report that follow. This reexamination report considers the Master Plan Reexamination Report adopted by the Planning Board in August of 2006 and March of 2000. 5 | Page Master Plan Reexamination Report & Update Borough of Belmar 2. Problems and Objectives since 2006 Master Plan Reexamination & Update This section of the 2016 Master Plan Reexamination report examines the major problems and objectives relating to land development in Belmar that were included in the last Master Plan Reexamination Report. The 2006 Master Plan Reexamination Report and Update conducted an analysis to supplement the existing list of Objectives and identified specific problems that faced the Borough in 2000. 2.1. Master Plan Goals The 2006 Master Plan Reexamination Report and Update listed issues to be addressed, which are as follows: 1.) The Zoning Map shall be amended to display the area designated as the Seaport Village Redevelopment Area. 2.) The Planning Board should consider the development and implementation of a floor-area ratio (FAR) ordinance that would limit the maximum permitted FAR and lot coverage for properties used for residential purposes. 3.) The Borough should explore a plan to address flooding. 4.) The Borough should continue its efforts towards achieving and maintaining substantive certification by the Council on Affordable Housing and should commence plan endorsement. 5.) In recognizing the site-by-site development of the Seaport Redevelopment Area, the Borough should initiate an application for an area-wide CAFRA permit so impervious coverage requirements are calculated for the entirety of the redevelopment
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