RE-EXAMINATION REPORT
In compliance with the requirements of the Municipal Land Use Law, the Colts Neck Planning Board completed a re-examination of its Master Plan and Development Regulations Ordinance. The Board's report is as set forth below and in the following Master Plan and background reports.
1. Major problems and objectives at the time of prior Master Plan.
The major problems and objectives relating to land use issues in the Township at the time of the 1971 Master Plan and its re-adoption in 1976 were the continuing pressures for development and what impact this would have on the loss of farmland. In the 1984 Plan, the problems and objectives centered around providing opportunities for the Township's low and moderate income housing obligation while also creating agricultural zonedistricts with significantly reduced densities. The 1990 Master Plan continued planning and implementing the programs for affordable housing and the low density, agriculture zonedistrict.
2. The extent to which these problems and objectives have been reduced or increased.
Since The problems and objectives have remained somewhat the same since the 1990 Master Plan, the problems and objectives identified there, while still existing, have been successfully addressed in several ways: (1) the low and moderate income housing program flowing fromdue to (1) the Court's 1986 Judgment of Compliance and Repose has been substantially completed with the construction of ÒThe GrandeÓ; (2) development of the 10-acre ÒAGÓ Agricultural Zone, upheld by approving the Township's Land Use Element and Housing Element as they relate to the Township's low and moderate income housing program; (2) the Court's upholding the 10-acre agricultural zoning in 1987, is having the desired effect of producing large tracts of land with continuing agricultural and open space uses on them; (3) the continuation of agricultural activities in general are being sustained throughout the town;, and the low density of development allowed in the agriculture areas; and (4) the gradual implementation of the State Development and Redevelopment Plan and thein conjunction with Monmouth County's Growth Management Plan are, both being implemented and are both of which are supportive of preserving agriculture in the Township and directing regional growth patterns into urban areas and those suburban fringes where highways, mass transit, utilities, jobs, services, and housing already exist or are planned.
3. The extent to which there have been significant changes in the assumptions, policies and objectives.
There are few changes in the assumptions, policies, and objectives from the 1990 Master Plan to the 1996 Master Plan. As a result, the Plans as a whole differ only slightly. The 1996 Plan updates some background data and includes those policies and objectives established in the 1988 and 1990 amendments with regard to agricultural zonedistricts and implementing the Fair Housing Act. The 1996 Plan provides more detail with respect to the intensity of commercial development, internal circulation patterns in the business zonedistricts, and some design guidelines for the business development along Route 34.
a. The concept of low density residential uses is retained overall. The preservation of agriculture and very low density development in selected areas is continued, and open space goals are retained. Changes in design standards that will help to continue the appearance of these policies as well as their reality are an evolving objective. The higher density residential development, including the affordable housing component in ÒThe GrandeÓ development located south of Route 537 and west of Route 18, was completed in late 1995 in conformance with the 1986 Judgment of Compliance and Repose.
b. With the completed construction of the low and moderate income housing units in ÒThe GrandeÓ, the focus has shifted to identifying rehabilitation opportunities in the existing housing stock. The Land Use Element and the Housing Element directed the high density growth to a specific area in the southwest corner of the Township where utilities have been provided and a major portion of the affordable housing (low and moderate income) program has been completed.
c. The preservation of agriculturale and other accompanying large tracts of open space through very low density zoning and lot size averaging are continued in specific agricultural areas districts. It is intended in the 1996 Plan to provide options to encourage development in the Agriculture ZoneDistrict to be located away from the existing road system in order to preserve the appearance of the farmland and the general rural, scenic character of the Township, and to encourage the dedication of the preserved farmland to the Township.
d. The population projections have been revised based on the 1990 Census. A slow rate of population growth is expected for the foreseeable future due to the decline in the average family size and the recent decline in the rate of development.
e. Commercial services are retained in a limited, contiguous area centered on the intersection of Routes 34 and 537. Along Route 34 the commercial area extends from Route 18 north to Yellow Brook. The 1996 Plan recognizes established commercial patterns and available vacant land in the vicinity of existing commercial uses. The 1996 Plan has added a plan for the coordinated development of this commercial area in an effort to have the area develop with an efficient circulation system, eliminate a number of curb cuts onto Route 34, provide the opportunity for access to the rear portions of sites via public streets, and guide the intensity of development in this area with an appropriate floor area ratio that recognizes the limitations imposed by wetlands and other environmental constraints. It is also recommended that the Business Zonebusiness district be divided into several different zones in order to have the zoning and development criteria in each zone more closely reflect the different characteristics of each zone.
f. The 1996 Plan shows an area for water and sewage treatment in the high density, affordable housing area abutting Freehold Township, but nowhere else.
4. Specific changes recommended.
a. The 1996 Plan incorporates additional provisions for the long-range development
of the commercial and office areas along Route 34, south of Route 537. The intent
is to coordinate the development of this area with the N.J. Department of Transportation's
"Highway Access Management Code" requirements. As part of the overall
plan, the goals are to provide a coordinated internal street system; open up access
to the rear portions of properties; eliminate some existing curb cuts along Route
34; anticipate a future traffic signal at the planned intersection of the future
public street system with Route 34; have large setbacks from the road with significant
plantings to provide a stronger appearance of open space; institute a reasonable
floor area ratio that balances the wetland constraints throughout this commercial
area, provides the space needed for on-site wells and septic systems, and leaves
an appearance of open space consistent with the low density residential and farmland
character of the Township; control the extent of signage as new development occurs;
anticipate designs that minimize the appearance of development, encourage an openness
compatible with the rural character of the area, and have architectural features
to provide the appearance of smaller, individual buildings; provide a mix of office,
retail, and similar businesses, each at sizes compatible with neighborhood and
community services, but not of a regional scale; and divide the business area
along Route 34 into different zones to better reflect the different characteristics
of each area.
b. The 1996 Plan specifically urges expedited improvements to the intersection of Routes 537/34. The improvements are intended to improve highway safety (the intersection is a perennial high accident location) and eliminate congestion so drivers will stop taking shortcuts through residential neighborhoods to avoid this intersection during peak hours. The basic improvements should include improved left turn movements on both roads, 3-lanes on Route 537 approaching Route 34 from both directions, and right-of-way and pavement widening as needed. It is also expected that as traffic volumes increase and both Route 537 and 34 have pavement widening, properties in close proximity to the intersection are likely to be restricted from making left turns in and out of those sites. This restriction might be either a regulation imposed by the County or State, or it may be the practical result of traffic volume and congestion in the area. Not only would left turns be required to cross multiple lanes of traffic, but traffic making left turn exits must wait for sufficient gaps in traffic in both directions. Consideration should be given to establishing design standards including such items as cross-sections, highway safety, and levels of service.
c. The 1996 Plan acknowledges the need to respond to the trend toward larger and larger homes being constructed in the Township on lots of insufficient area or dimensions and the impact these homes are having on the visual character of residential neighborhoods. While lot coverage, building height, yard requirements, and floor area ratio requirements provide some measure of protection against the appearance of overbuilding a lot, other provisions need to be reviewed. The 1996 Plan recommends that larger homes require increasing setbacks and/or lot sizes as the size/dimension of the building increases.
d. In the Agriculturale Zone District, the design standards have encouraged concentrating the few homes permitted under the ordinance into a small portion of the farm, leaving major tracts of farmland or open space. As these developments have taken place, the result has been that the homes have mostly been located to be highly visible from the major street systems. In order to maintain the existing rural, open space, scenic character of these areas, it is suggested that future developments in the "AG" ZoneDistrict be designed to locate the new homes away from the existing street system with the farmland or other open space uses being the portion of the tract visible from the existing streets.
e. It is recommended a Property Maintenance Code be considered for the Township.
5. Recommendations concerning the incorporation of a redevelopment plan.
This portion of the re-examination report is not applicable to Colts Neck Township.
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