UPDATE TO THE TOWNSHIP OF BELLEVILLE MASTER PLAN TOWNSHIP OF BELLEVILLE ESSEX COUNTY, NEW JERSEY PREPARED BY THE BELLEVILLE TOWNSHIP PLANNING BOARD AND ASSOCIATES 1460 Route 9 South Howell, New Jersey 07731 AA Peter Van den Kooy, PP, License No: 05918 December 2017 Adopted by the Belleville Township Planning Board on The original document has been signed and sealed in accordance with law. Acknowledgements Belleville Township Council Mayor Raymond Kimble Deputy Mayor Vincent Cozzarelli, 3rd Ward Kevin Kennedy, Councilman?at-Large Joseph Longo, Councilman-at?Large Dr. John Notari, 4?h Ward Steve Rovell, 2? Ward Marie Strumolo-Burke, 15t Ward Belleville Township Plonninq Boord Raymond Veniero, Chairman Patricia Inaugurato, Vice Chairwoman Mayor Raymond Kimble/Philip Zungri, Mayoral Appointee Kevin G. Kennedy, Councilman-at-Large Mark Minichini Andrew Conte Gearard Walsh Arlene Schor John Anello Martin Sanabria, Alternate Thomas Di Biasi, Esq, Board Attorney Thomas Herits, PE, Township Engineer Frank DeLorenzo, Jr., Zoning Officer/Construction Official Lois Trabucco, Recording Secretary Michele Quick, Shorthand Reporter Master Plan Subcommittee Raymond Veniero, Planning Board Chairman Mark Minichini Arlene Schor Frank DeLorenzo, Jr., Construction Official ilPagc TABLE OF CONTENTS Introduction 1 Reexamination Report 2 Major Problems and Objectives at the Time of the Last Reexamination Report 3 The Extent to Which Problems and Objectives Have Been Reduced or Have Increased 5 The Extent to Which There Have Been Significant Changes in the Assumptions, Policies, and Objectives Forming the Basis for the Master Plan or Development Regulations as Last Reviewed 15 Specific Changes Recommended for the Master Plan and Development Regulations 21 and Weaknesses 21 Recommended Amendments to the Master Plan 22 Recommended Amendments to the Township Zoning Ordinance 24 iilPage INTRODUCTION The Township of Belleville is located along the Passaic River in northeastern Essex County. Bordered by Nutley Township to the north, the Passaic River and Bergen County (the Borough of North Arlington and Town of Kearny) to the East, the City of Newark to the south, and Bloomfield Township to the west, the Township is part of a larger urban area that maintains a substantial industrial base, ?Main Street? commercial development patterns, and established, mature residential neighborhoods. Indeed, over the course of its history, the lands that comprise the Township have transitioned from pre-Colonial agricultural outpost to post- Revolution industrial center to a residential community with an industrial base. As the country?s urban areas continue to experience significant population growth driven by the desire of Millennials and Baby Boomers to live in urbanized areas, the Township is experiencing increased development pressure. The reurbanization trend, coupled with the continued decline in the amount of land dedicated to industrial uses in the Township and region, presents a significant opportunity for the Township to redevelop in a manner that bolsters its tax base and enhances its ?sense of place.? The Township?s proximity to New York City and the City of Newark, its network of parks and recreational facilities, and ease of access to regional transportation facilities including the Garden State Parkway and several State highways each present upon which the Township can capitalize to achieve its vision for its future. The Township of Belleville Master Plan was adopted by the Belleville Township Planning Board in 2009. The 2009 Master Plan was based, in part, on the Land Use Element of the Township Master Plan prepared in 1995. The 2009 Master Plan also incorporated the policy changes recommended in the Master Plan Reexamination Reports adopted by the Planning Board in 2004 and 2007. This Master Plan update is intended to provide a policy framework for capitalizing on the reurbanization of the nation?s population while ensuring that future development and redevelopment preserves established residential neighborhoods and enhances the quality of life of Township residents. This Master Plan update consists of three sections: The first is a Master Plan Reexamination Report prepared pursuant to NJ.S.A. The Master Plan Reexamination Report outlines changes that have occurred since the adoption of the 2009 Master Plan and provides an overview of recommended master plan and 1 Pagc zoning changes based upon these changes. The second part is a series of amendments to the specific elements of the 2009 Master Plan based upon the aforementioned reexamination report. The third section contains recommended amendments to the Township Zoning Ordinance intended to effectuate the updated master plan. REEXAMINATION REPORT The Municipal Land Use Law ?40z55D-1 et seq.) requires that the governing body shall, at least every 10 years, provide for a general reexamination of its master plan and development regulations by the planning board, which shall prepare and adopt by resolution a report on the ?ndings of such reexamination. The master plan reexamination report must include discussion on: 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 the master plan or development regulations as last revised, with particular regard to the density and distribution of population and land uses, housing conditions, circulation, conservation of natural 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 et al.) 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. ZIPage MAJOR PROBLEMS AND OBJECTIVES AT THE TIME OF THE LAST REEXAMINATTON REPORT The 2009 Master Plan has not been reexamined since its adoption by the Township Planning Board. However, the 2009 Master Plan documents the major problems and objectives of the 2007 Master Plan Reexamination Report. The 2007 Master Plan Reexamination Report identified the following major problems and objectives relating to land development in the Township: 1. Vacant stores and lack of off-street parking in the Washington Avenue business area despite the creation of a new municipal parking lot at 131-135 Washington Avenue remains a major problem. The regulation of Washington Avenue as a 1.8?mile long homogenous General Business District does not effectively deal with the variety of land use conditions and retail concentrations along this business street. There is a shortage of municipal park and recreation facilities only partially offset by the existence of a large County Park and golf course. There remains a need for senior citizen housing. Traf?c bottlenecks at key intersections. There is a changing pattern of land use in the Valley due to a strong market for condominiums and little interest in industrial buildings. There is the potential conflict with the light industrial area proposed in the 1989 Bloomfield Master Plan in an area across from multifamily housing in Belleville near Montgomery Street, and an area of multifamily east of Washington Avenue in Nutley adjoins an industrial area in Belleville. There is uncertainty over pursuing a regional center designation in the State Plan due to the redevelopment criteria definition. The Main Street corridor south of Joralemon Street to Rutgers Street is characterized by a mix of commercial, industrial, and residential uses. There is a recent trend toward more non-residential uses which should be addressed. 3 Pago 10. 11. 12. 13. 14. 15. 16. 17. 18. 19. The Main Street corridor north of Little Street and including the formal Walter Kidde property (Finkelstein Tire Company) includes a number of vacant and underutilized former industrial properties which should be addressed. The property along Ioralemon Street adjacent to the Third River and cemetery property should be reviewed for conformity with the land use designation. The former Essex County Geriatric Hospital site should be reviewed as to the future land use potential if redeveloped. The Hoffman-La Roche/Clara Maass office properties along Franklin Avenue should be reviewed as to future land use potential if redeveloped. The Mill Street Condominiums, which were approved via use variance, should be placed in an appropriate zone district. The west side of Belmont Avenue south of the Pathmark shopping center should be reviewed for its future land use potential, if redeveloped. The area along Franklin Street west of Belmont Avenue should be reviewed for its future land use potential if the former General Motors/Macy?s warehouse prOperties, which extend into Bloomfield, are redeveIOped. Belleville's aging infrastructure is in need of improvements. The Council on Affordable Housing (COAH) previously assigned Belleville a zero (0) allocation responsibility for new affordable housing units and an obligation to provide for 162 indigenous (local) low and moderate units through rehabilitation. A Historic Preservation Plan should be prepared. The zoning ordinance should be amended to regulate certain uses, add conditional uses, add definitions, and new retail commercial use, office, research, and light industrial facilities. The potential for redevelopment of transit Village areas using state and federal funds. 4 Pagc THE EXTENT To WHICH PROBLEMS AND OBJECTIVES HAVE BEEN REDUCED OR HAVE INCREASED The 2007 Master Plan Reexamination Report and the 2009 Master Plan each address the problems and objectives identified in the 2007 Master Plan Reexamination Report. The extent to which each problem has been reduced or has increased is noted below in italicized typeface: 1. Vacant stores and lack of off-street parking in the Washington Avenue business area despite the creation of a new municipal parking lot at 131?135 Washington Avenue remains a major problem. The regulation of Washington Avenue as a 1.8-mi1e long homogenous General Business District does not effectively deal with the variety of land use conditions and retail concentrations along this business street. The 2007 Master Plan Reexamination Report noted that ?there are fewer vacant stores than in the recent past but too many of the new stores are marginal, low value retailers. The storefront facade improvements funded by the Community Development Block Grant and implemented for one side of Washington Avenue should be continued on the other side of the business street to stimulate private reinvestment. The zoning changes along Washington Avenue recommended in the last [2005] reexamination report to create different types of retail modes have not been adopted. The Township Council adopted the Zoning Ordinance amendments and amendments to the Township Zoning Map after the 2007 Reexamination Report was adopted by the Planning Board. However, these amendments have not succeeded in improving the quality of businesses or length of tenure of businesses along Washington Avenue. Similarly, the dearth of parking along Washington Corridor remains a problem. The 2009 Master Plan carries these problems forward and reemphasizes the proliferation of marginal, low?value retailers and the lack of adequate off-street parking along Washington Avenue. The 2009 Master Plan provides a policy basis for more intensive mixed use development in the B-G (Commercial/Residential Mixed Use) Zone District located proximate to the Township?s shared border with Nutley and Newark. The 2009 Master Plan also recognizes the opportunity to implement shared parking arrangements. Since the 2009 Master Plan, the Township has made significant improvements in providing street lighting along the Washington Avenue corridor. However, the problems that SlPage have continually plagued the Washington Avenue Corridor, including the lack of parking and condition of existing parking lots, continue to remain significant. . There is a shortage of municipal parks and recreation facilities only partially offset by the existence of a large County Park and golf course. The 2007 Master Plan Reexamination Report noted the following with respect to Township Parks: The stands and ?elds at Belleville Stadium were improved. Fairway Park was improved with the addition of a new baseball ?eld. The pocket park proposed on the south side of Franklin Street was rejected because of its impractical small size. The bike path proposed along the Second River is still under construction. The dearth of municipally?owned parks and recreational facilities continues today. The 2009 Master Plan noted that according to Essex County?s 2003 Park, Recreation and Open Space Master Plan, the Township is recommended to have over 300 acres of parkland (9.3 acres per 1,000 residents), whereas the Township maintains approximately 61 acres of municipal parks. The shortage of parkland and open space will likely remain a problem moving forward due to the Township ?5 fully developed nature. . There remains a need for senior citizen housing. The 2007 Master Plan Reexamination Report and the 2009 Master Plan each note the continued need for senior citizen housing within the Township. Each document makes particular reference to the need for senior housing that caters to low and moderate income individuals and households, and references the completion of a senior citizen housing project on a 1.4?acre site at Franklin and Mill Streets. This project, now known as Franklin Manor, has been completed, and most of the 137 age?restricted affordable dwelling units are now occupied. The need for additional age?restricted a?ordable housing remains. . Traffic bottlenecks at key intersections. The 2007 Master Plan Reexamination Report noted the completion of the following intersection improvements: 6 Pagc Franklin Avenue and Belleville Avenue Franklin Avenue and Ioralemon Street Washington Avenue and Rutgers Street Ioralemon Street and Main Street Ioralemon Street and Hoover Avenue The 2007 Reexamination Report noted that the joralemon Street and Union Avenue intersection remains a dangerous intersection and requires a dedicated left turn signal to avoid con?ict between motorists seeking to make left turns and through traffic. The 2009 Master Plan noted that the 1995 Master Plan Reexamination Report listed Franklin Street and Belmont Avenue as an area of concern. . There is a changing pattern of land use in the Valley due to a strong market for condominiums and little interest in industrial buildings. The 2007 Master Plan Reexamination Report noted the limited demand for industrial Space in the Valley and that the demand for retail and multzfan-iily residential uses has supplanted the demand for industrial uses in this area. The 2009 Master Plan noted the continuance of this trend in the Valley. However, market trends since the adoption of the 2009 Master Plan indicate like industrial development, commercial development has been largely limited in the Valley. In fact, Bindi?s North American Headquarters has been the only major commercial/industrial development constructed in the Valley section of the Township since the 2009 Master Plan was adopted. . There is the potential conflict with the light industrial area proposed in the 1989 Bloom?eld Master Plan in an area across from multifamily housing in Belleville near Montgomery Street and an area of multifamily east of Washington Avenue in Nutley adjoins an industrial area in Belleville. The 2007 Master Plan Reexamination Report noted that the light industrial area in Bloomfield was approved and would present little con?ict issues as it would replace older factories with light industrial issues. However, the Land Use Plan Map of the 2002 Bloomfield Master Plan designates the area of Montgomery Street for medium density, single?family residential uses, recognizing the changing character of this area. The 2009 Master Plan indicated that the Township of Bloomfield along 7 Page Montgomery Street is zoned as with single?family detached homes, which are generally consistent with the and R-C residential districts seen in Belleville. In Bloomfield Township, areas north of Montgomery Street and south of Belleville Avenue are zoned for industrial uses. However, as noted above, the Land Use Plan Map of the Township Master Plan designates these areas for medium density single? family residential, community commercial, and neighborhood commercial land uses. Industrial uses that existing along the Belleville?Bloom?eld border are consistent with the existing zoning in the area. However, the relatively limited area zoned for industrial uses is indicative of the changing character of the area. The Land Use Plan of the Township of Nu tley's 2012 Master Plan designates areas east of Washington Avenue along the Belleville?Nutley border for industry/manufacturing uses, while the area east of Washington Avenue in Belleville is zoned for and developed with multifamily uses. The Nutley Master Plan recognizes that this area is an area in transition where garden apartment buildings have supplanted manufacturing uses. These land use patterns are generally consistent with the prevailing land use patterns within Belleville. There is uncertainty over pursuing a regional center designation in the State Plan due to the redevelopment criteria definition. The 2007 Master Plan Reexamination recognizes the elimination of the center designation process by the State Planning Commission. The Main Street corridor south of Ioralemon Street to Rutgers Street is characterized by a mix of commercial, industrial, and residential uses. There is a recent trend toward more non-residential uses which should be addressed. The 2007 Master Plan Reexamination noted that this land use condition still remained an issue that should be addressed through zoning ordinance revisions. The 2009 Master Plan notes that this area was still characterized by a mix of commercial, industrial, and residential uses and that there was market interest in establishing more retail commercial uses to capitalize on the area?s exceptional regional accessibility. The 2009 Master Plan recognized that providing for commercial uses will offset the declining demand for industrial properties and will help the Township to stabilize the municipal non?residential and residential base. 10. The 2009 Master Plan indicated that the recommended zoning changes from the 2007 Reexamination Report were adopted by the Township Council. These zoning changes reduced the area fronting Main Street zoned and replaced it with Planned Retail/Light Industrial zone along the Main Street Corridor. The previously zoned B-A district fronting Ioralemon Street was rezoned to the Planned Retail/Light Industrial zone to address this issue. The Main Street corridor north of Little Street and including the former Walter Kidde property (Finkelstein Tire Company) includes a number of vacant and underutilized former industrial properties which should be addressed. The 2007 Master Plan Reexamination indicated that this land use condition still remained a problem area. The 2009 Master Plan also noted that this land use condition continues to remain a problem. The change from the 1?3 Industrial Business zone to the 3?13 Planned Retail zone stimulated some retail and development interest, however, little development has taken place in this area despite this change. The 2009 Master Plan contained several recommendations aimed at addressing the vacant and underutilized properties along the northern portion of the Main Street Corridor. However, environmental contamination and the extent of remediation required to permit redevelopment of this area with residential uses continues to hamper the revitalization of this area. A portion of the former Kidde property has been remediated and a preliminary investigation by the Planning Board found the area to be in need of redevelopment. However, the area was never formally designated. It is recommended that a preliminary investigation be conducted to see if it quali?es as a non?condemnation redevelopment area and, if so, prepare a redevelopment plan for the entire site. The property along Ioralernon Street adjacent to the Third River and cemetery property should be reviewed for conformity with the land use designation. The 2007 Master Plan Reexamination stated that this property was zoned as Single Family Residential. According to the 2009 Master Plan, a small portion of this area was rezoned to the R-C zone, Multi-Family Residential. 9 Pagc 11. 12. The former Essex County Geriatric Hospital site should be reviewed as to the future land use potential if redeveloped. Both the 2007 Master Plan Reexamination and the 2009 Master Plan reported that the former Essex County Geriatric Hospital was being rehabilitated as a medical facility by CMMI and that four of its eight stories were occupied while work to rehabilitate the remainder of the building continued. Both the 2007 Reexamination Report and the 2009 Master Plan noted that a 14.174? acre (617,419.44 sq. ft.) portion of the former County hospital grounds were zoned for planned residential development and was approved for the 262-unit SOHO stacked townhouse development at 18.5 dwelling units per acre in 2005. These documents also note that both a 2.25?acre (98,010 sq. ft.) section and a 0.7?acre section were recommended for inclusion in the R-C zone district to facilitate the development of free market senior housing in the area. Another 7.91 acre (344,559.6 sq. ft.) portion of the former County hospital grounds (known as the Great Lawn and designated as Parcel 3 in the site Redevelopment Plan) was to be permanently preserved as open space, although future roadway improvements and accessory parking for the renovated hospital was also permitted in this area. The 2009 Master Plan noted that a potential developer was litigating for approval to build on the Great Lawn area of the property. The Master Plan noted that the Great Lawn was designated for open space and passive recreation uses by the 1993 redevelopment plan for the entire County Geriatric Hospital Site. Both the 2007 Reexamination Report and the 2009 Master Plan note that the Belleville Master Plan Land Use Element was amended to designate Block 540, Lots] and 2( those lots that constituted the Great Lawn) for open space uses as its only principal allowable use as set forth in the adopted Redevelopment Plan in a manner consistent with a prior Court settlement agreement. The Hoffman?La Roche/Clara Maass office properties along Franklin Avenue should be reviewed as to future land use potential if redeveloped. The 2007 Master Plan Reexamination stated that the future use of these properties was an immediate planning issue for the Township of Belleville as a result of the purchase of the Clara Maas Medical Center by the Saint Barnabas Hospital System and the announcement by the Roche Diagnostics System, Inc. of its intent to vacate 13. the 18.7-acre (814,572 square-foot) industrial parcel at the southwest corner of Franklin Avenue and Mill Street. Roche had requested a zoning amendment to allow for multifamily use in addition to the continuation of the current use. According to the 2009 Master Plan, the Hoffman?La Roche/Clara Maas properties along Franklin Avenue were reviewed and rezoned for mixed-use development. The Township 5an this as a rare opportunity to create an attractive, tax?generating employment center and modern residential neighborhood appealing to non-family professional households by taking advantage of the emerging importance of Clara Maas Medical Center, size of the Roche Diagnostic site, strategic location, mass transit service, regional roads, and the open space amenities of Branch Brook Park and a County golf course. The 2009 Master Plan noted that the Township Land Use Plan was amended to permit the redevelopment of the Roche Diagnostic tract as a mixed use development zone. According to the 2009 Master Plan, a minimum of three (3) acres is required to develop non-residential uses emphasizing medical services. The mixed use residential zone district recommended that the Roche Diagnostic tract incorporate a variety of housing products including town homes, free standing apartments, and apartments above retail shops, and offices at a density of 12 dwelling units per acre. Another three and a half (3 1/2) acres are required to be set aside for public uses either on?site or in a suitable location and should be devoted mainly to service future residents of the MXD zone. In return for the public land that was set aside, the developer is entitled to receive a density incentive of 4 dwelling units per acre. An amendment to the Roche Diagnostic Redevelopment Plan, approved in December of 2016, revised the list of permitted principal uses to stimulate redevelopment activity, and established development requirements for new uses where appropriate. Residential uses are no longer permitted for this area as a result of previous contamination at the site. As of October 2017, a developer has been designated for the entire site and site plans have been submitted for Planning Board review. The Mill Street Condominiums, which were approved via use variance, should be placed in an appropriate zone district. According to the 2007 Master Plan Reexamination this still remains an issue. The 2009 Master Plan does not reference if these condominiums were built or placed in 14. 15. an appropriate zone district. However, the Township Zoning Map indicates that this development is located within the (Multifamily Residential) Zone, thereby addressing this issue. The west side of Belmont Avenue south of the Pathrnark shopping center should be reviewed for its future land use potential, if redeveloped. The area along Franklin Street west of Belmont Avenue should be reviewed for its future land use potential it the former General Motors/Macy?s warehouse properties, which extend into Bloomfield, are redeveloped. The 2007 Master Plan Reexamination stated that this issue still remains. As of the 2009 Master Plan, the two large parcels that were occupied by the now closed Pathmark grocery store and the car storage facility were zoned as 8-13, Commercial Shopping Center. At the time of the 2009 Master Plan, the Township considered conducting a study on the feasibility of establishing a Transit Village in the Silver Lake area. A mixed-use transit village development would take full advantage of this transit stop. The Township Zoning Map depicts a portion of the aforementioned properties on Belmont Avenue within the Rehabilitation Area Overlay (RHB). In 2017, the Township authorized a redevelopment study for the site pursuant to the Local RedeveIOpn-zent and Housing Law at sea), now occupied by a Super Fresh Food World grocery store. A Phase I environmental investigation has been conducted on the site and a contaminated soil has been removed from the site of a former dry cleaner. The site has wells which are being monitored. Additional environmental investigation and remediation will be necessary to redevelop this property. While the Township recognizes the importance of facilitating the redevelopment of the neighborhood surrounding the Silver Lake Light Rail station, the Township no longer envisions pursuing a Transit Village designation. Belleville?s aging infrastructure is in need of improvements. The 2007 Master Plan Reexamination indicated that the County and State funding assistance was made available for road improvements, but that funds were needed to upgrade the existing sanitary and storm drainage systems. The 2009 Master Plan stated that these issues still remain and that the State Department of Environmental Protection has adopted new regulations aimed at reducing non?point source 12 Page pollution resulting from stormwater ?ows. Maintenance work continued within the Township on aging water and sewer systems as funding became available. The Township also instated connection fees which generated a source of infrastructure funding. However, like much of the State?s older, more established municipalities, the Township?s infrastructure is aging and will likely need more wholesale upgrades in the coming years. 16. The Council on Affordable Housing previously assigned Belleville a zero (0) allocation responsibility for new affordable housing units and an obligation to provide for 162 indigenous (local) low and moderate units through rehabilitation. The 2007 Master Plan Reexamination stated that Belleville addressed its indigenous affordable housing need through the Valley Balanced Housing Program, the Silver Lake Neighborhood Preservation Program, and the Essex County Home Improvement Program, all of which o??ered grants to eligible low and moderate income homeowners to repair their substandard residences. The 2009 Master Plan stated that the Township had previously addressed its COAH responsibilities from the 2007 Reexamination. The 2009 Master Plan noted that, under the proposed Third Round rules covering the period of 2004 through 2018, Belleville had a projected growth share obligation for 123.5 new a?ordable housing units and 249 rehabilitation units. The 2009 Master Plan recommended that a new Housing Element and Fair Share Plan be prepared once Third Round regulations were legally established. It was also suggested that Belleville pursue policies before a new Housing Plan was adopted. Subsequent to the adoption of the 2009 Master Plan, the ?Growth Share? rules were invalidated by the Supreme Court, COAH was abolished, and the State Legislature neglected to draft new legislation to calculate statewide a?ordable housing obligations. In 2015, the Supreme Court returned control of the a?ordable housing process and compliance with the Fair Housing Act to the Courts. Litigation to determine the timeframe of the Third Round, the methodology to calculate regional rehabilitation and new construction obligation, and the method of allocating the regional obligation at the municipal level has been ongoing. According to expert estimates, the Township has no new construction obligation, but may be required to rehabilitate a significant number of dwelling units between 2016 and 2025. The Township recently adopted a development fee ordinance to facilitate the collection of development fees in an A?ordable Housing Trust Fund in order to fund the 13 Page 17. 18. 19. rehabilitation of eligible dwellings to satisfy its as yet finalized rehabilitation obligation. The Township will develop and adopt an Affordable Housing Trust Fund Spending Plan in the future as required by the Court. A Historic Preservation Plan should be prepared. The 2007 Master Plan Reexamination noted that a Historic Preservation Plan had not yet been prepared The 2009 Master Plan noted that there is concern that as the pace of redevelopment quickens, older buildings and places of State and local historic or cultural value could be replaced by new construction. The 2009 Master Plan noted ?ve sites in the Township that may be worthy of State Historic Register consideration according to the State Historic Preservation O?ice (SHPO). A Historic Preservation Plan remains unprepared; however a Historic Preservation Commission has been appointed. The zoning ordinance should be amended to regulate certain uses, add conditional uses, add definitions, and new retail commercial use, office, research, and light industrial facilities. The 2007 Master Plan Reexamination noted that the majority of the zoning ordinance changes recommended in the 1998 Master Plan Reexamination Report had not been adopted. However, as noted in the 2009 Master Plan, the zoning ordinance text and map changes that were recommended in the 2007 Reexamination were adopted by the Township Council after the Master Plan Reexamination report was completed. The zoning ordinance amendments regulated certain uses, added conditional uses, added definitions, and added new retail commercial, o??ice, research, and light industrial zone districts. The potential for redevelopment of transit village areas using state and federal funds. The 2007 Master Plan Reexamination noted that Belleville had been successful in attracting State and Federal grant assistancefor housing and infrastructure in years past. The 2009 Master Plan notes that the Township has not pursued State or Federal grant assistance to facilitate the redevelopment of potential transit village areas. 14 Page While the Township remains committed to encouraging and facilitating development and redevelopment along transit corridors, the Township does not intend to pursue a formal Transit Village Designation by the Transit Village Task Force. THE EXTENT TO WHICH THERE HAVE BEEN SIGNIFICANT CHANGES IN THE ASSUMPTIONS, POLICIES, AND OBJECTIVES FORMING THE BASIS FOR THE MASTER PLAN OR DEVELOPMENT REGULATIONS AS LAST REVIEWED The 2009 Master Plan established a set Of 19 goals and objectives intended to guide future development and redevelopment in Belleville Township. The extent to which these goals and Objectives remain relevant and the extent to which there have been significant changes in the goals and Objectives established by the 2009 Master Plan is discussed below. 1. To continue to encourage a wide variety of housing types at a range Of sale and rental levels so that all types of families at all income groups can be housed in Belleville; to provide for residential growth at current densities and permit high density development in limited areas, during the time span of this Master Plan. There continues to remain a need for a variety of housing types that are available to residents of varying income levels within the Township. The Township maintains a well?diversi?ed housing stock. However, both the age of the Township?s housing stock and the a?ordability of housing within the Township remains an issue. The Township should encourage the rehabilitation of its existing housing stock, especially for low and moderate income households through code enforcement and rehabilitation. The Township should also continue to encourage higher density development as part of a comprehensive mix of uses along Washington Avenue and within walking distance of the Silver Lake Light Rail Station to capitalize on existing public transit opportunities within the Township. 2. TO continue to encourage a balance of land uses tO include diversified residential areas, commercial areas to serve the residents Of Belleville and nearby communities, and Office industrial areas to provide jobs and strengthen the tax base. 15 Page The Township continues to encourage a balance of land uses, but recognizes the need to facilitate the redevelopment of transitioning areas as the Township's industrial base continues to decline. The Township also recognizes the importance of providing the opportunity for mixed use development along Washington Avenue, the Main Street Corridor and in the vicinity of the Silver Lake Light Rail Station as noted above. These areas present significant opportunities for the Township to stabilize its tax base through redevelopment in a manner that is respectful to established residential neighborhoods. To encourage the preservation of open space where possible and to develop zoning controls which will require developers to provide open space for new buildings. There remains a significant need to preserve open space within the Township. While instituting zoning provisions that require developers to provide open space for new developments will provide the opportunity to develop additional open space within the Township, this open space will likely result in the development of private open space in the form of resident amenities. In certain cases, such as with large scale redevelopment projects, the Township may have the opportunity to facilitate the preservation of land for open space or park development. While the Township should seek to take advantage of large scale redevelopment to increase open space, the Township should also focus on enhancing its existing inventory of municipal parks and open space areas. Doing so will maximize the utility of existing parks and open space areas, provide for a variety of amenities and recreational opportunities, and may serve to bridge gaps in the types of amenities and facilities available to Township residents. To encourage the construction of senior citizens housing for Belleville's low and moderate income senior citizens. There continues to be a need for senior citizen housing within the Township, and the Township should continue to encourage the development of senior citizen housing to permit older residents to ?age in place. Consideration should be given to establishing senior housing in areas envisioned for mixed use, transit-oriented development to provide the opportunity for seniors to access the regional transit network and existing or future neighborhood retail and personal service businesses in these areas. 16 Page 5. To provide for the preservation of older residential neighborhoods through a systematic code enforcement program; to provide for the rehabilitation or reconstruction of older non-residential areas to maintain existing jobs and to produce new jobs; and to encourage the re-use or reconstruction of existing commercial and industrial structures which have been vacated. The Township?s existing housing stock is aging. Nearly one third of the Township?s existing housing stock was constructed prior to 1939, and less than 300 units have been constructed since 2000. Ensuring that opportunities for rehabilitation and reconstruction are in place at the municipal level is paramount to maintaining an adequate housing supply in the Township. Code enforcement serves to maintain and enhance the character of the Township?s well?established residential neighborhoods, increases desirability, and contributes to the ?nancial health of pr0perty values in the Township. There is a continued need to plan for and provide the opportunity for the redevelopment of land within the Township previously dedicated to industrial uses in order to stabilize the tax base and maintain economic opportunity for Township residents. However, the opportunity for adaptive reuse or reconstruction of vacated commercial and industrial structures may be impractical given the nature of past industrial activity in the Township and the likely presence of environmental contamination within historically industrial areas. Adaptive reuse and reconstruction is certainly encouraged ?it hearkens back to the Township?s past character and maintains a piece of the Township ?5 past architectural character. 6. To encourage the revitalization of the business areas through proper land use controls, provision of off-street parking and provision of other public improvements. Revitalizing the Township?s retail and commercial areas is crucial to the economic, social, and cultural health of the Township. Thriving business districts and mixed use neighborhoods promote walkability, enhance the Township?s tax base, and create physical environments that attract residents and visitors alike. Of particular importance to the Township is revitalizing the Washington Avenue corridor and the Silver Lake section of the Township. Despite policy and legislative efj?brts to revitalize the Washington Avenue corridor, the corridor continues to be plagued by high commercial vacancy rates and a number of marginal, low quality retailers. O??street parking remains an issue; however, 17ll?age there appears to be the opportunity to increase efficiency with respect to the use of the available parking supply along Washington Avenue. A change in approach to revitalizing Washington Avenue is warranted. There is a particular need to emphasize mixed use development that incorporates residential and nonwresidential uses along the corridor. Stressing mixed use development will provide the opportunity to implement shared parking scenarios that maximize the use of the local parking supply. Mixed use development will also provide an increase in the number of residents living in walking distance of local businesses, restaurants, bars, and other entertainment venues. Mixed use development should be incentivized to encourage development and redevelopment along Washington Avenue. A similar philosophy should be adopted for the Silver Lake section of the Township to capitalize on access to the Newark Light Rail by way of the existing Silver Lake Light Rail Station. To provide adequate community facilities to serve Belleville's residents in terms of schools, parks and playgrounds, libraries, senior citizen centers, firehouses and other municipal buildings. There has been no significant change in this goal. Despite having a relatively stable population, the Township will continue to require adequate community facilities to serve its residents. To provide adequate community services for Belleville's residents, businesses and industry in terms of police and fire protection, street cleaning, snow removal, garbage disposal, health services, recreational programs and senior citizens services. There has been no significant change in this goal or the assumptions thereto. Township residents continue to require community services to ensure public health and safety. To continue to provide for adequate sanitary and storm sewers to serve Belleville's residential and non?residential neighborhoods. This goal continues to remain relevant and has become increasingly important as the Township?s in?'astructure continues to age and the stormwater management regulations become more stringent and focused on stormwater quantity reductions and stormwater quality improvements. 18 Pagc 10. 11. 12. 13. To provide for the maintenance and up-grading of the local street system to serve abutting uses. While the Township ?5 local network of streets is well?established, there will be a need to provide for circulation and facility improvements that protect public health and safety and ensure that streets are adequately designed to accommodate future development and redevelopment. Large-scale development and redevelopment projects should be evaluated to determine the extent to which roadway improvements are needed to serve new uses. To work with county and state agencies to encourage public transit to serve the needs of Belleville's residents and workers. The Township is served by Transit bus and Light Rail Service. In addition, a private bus carrier (DeCamp Bus Lines) provides commuter bus service to Manhattan. The availability of public transit service provides increased transportation choice for residents and visitors and benefits local businesses located along transit corridors or near transit stops. As such, the Township should continue to work with county, state, and transportation agencies to enhance the availability of transit service within the Township. To enhance community appearance and the visual environment by encouraging good design for new and rehabilitated buildings, through the proper planning of streets and landscaping of public and private property and through the use of design review where neighborhoods or business areas are being revitalized. This goal continues to remain relevant. As infill and redevelopment projects move through the development approval process, the Township Planning Board should ensure that the design of such projects is compatible with established buildings and uses. Such projects should enhance the character of existing I?lelglIbOI?l?lOOdS while remaining sensitive and respectful to surrounding uses. To enable environmental quality to be addressed in all pending developments by applying strict performance standards to all pending developments according to the site plan ordinance. 19lPagc 14. 15. 16. 17. As the Township's industrial base continues to decline, issues resulting from non? compliance with performance standards are decreasing. However, this goal continues to remain relevant to the extent that existing industrial or heavy commercial uses generate nuisance effects that impact surrounding properties. The Township should continue to remain vigilant with respect to the enforcement of performance standards and conditions attached to development approvals for such uses. The Township Planning Board and Zoning Board of Adjustment should also ensure that development applications proposing uses that may result in potential nuisance issues are able provide for a site layout and design features that mitigate nuisance issues and do not result in degradation of local or regional environmental resources, air quality, water quality, or quality oflife. To preserve the historic and cultural heritage of the Township by determining whether pending development would adversely affect historic or cultural values. This goal continues to remain relevant, and there have been no signi?cant changes in the assumptions forming the basis of this goal. To conduct the Township's planning program within the framework of a regional setting and fully cognizant of the needs and rights of Belleville's neighboring communities and Essex County. This goal continues to remain relevant, and there have been no signi?cant changes in the assumptions forming the basis of this goal. To encourage active participation in the planning process by Belleville's citizens. This goal continues to remain relevant, and there have been no signi?cant changes in the assumptions forming the basis of this goal. To encourage stormwater management controls for all new developments. Stormwater Management Rules (N. 7:8) governs stormwater management system design requirements for major developments as defined by the rules, while the Township site plan ordinance regulates stormwater management for development projects not subject to IDEP Stormwater Management Rules. The 18. 19. Township continues to require on-site stormwater management controls for new development subject to the approval of the Township Engineer. To promote the conservation of energy through the use of planning practices designed to reduce energy consumption and to provide for maximum utilization of renewal energy sources. Renewable energy sources are becoming increasingly important to reducing the rate of global warming and building sustainable communities. Advances in renewable energy technologies have increased the proliferation of renewable energy installations. At the municipal level, solar energy installations remain the most prevalent form of renewable energy sources. The Township should continue to encourage the use and development of renewable energy sources to the extent that the installation of such equipment does not negatively impact adjacent uses. To promote the maximum practicable recovery and recycling of recyclable materials from municipal solid waste through the use of planning practices designed to incorporate the State Recycling Plan goals and to complement municipal recycling programs (Municipal Land Use Law, Chapter 291, Laws of New Jersey 1975). The Township Operates a comprehensive, single stream recycling program that is intended reduce the volume of the Township?s municipal solid waste and facilitate the recovery of recyclable materials from the Township?s waste stream. The Township should continue to evaluate the feasibility of accepting a wider variety of recyclable materials to further reduce municipal waste volumes. SPECIFIC CHANGES RECOMMENDED FOR THE MASTER PLAN AND DEVEUDPMENTREGULAHONS The goals, objectives, and policies of the 2009 Township Master Plan remain largely relevant today. However, there is a need to amend the Master Plan and Zoning Ordinance to better effectuate the Township?s vision for future development, to provide the opportunity for the preservation and enhancement of established neighborhoods, to capitalize on the Township?s and to minimize its weaknesses. AND WEAKNESSES 21 Pagc The Master Plan Subcommittee notes the following and weaknesses in the Township: The Township is located within close proximity to a number of key regional employment, transportation and commercial hubs including New York City, Newark Liberty International Airport, and the Port Newark-Elizabeth Marine Terminal. The Township has exceptional parks and open space within its borders including Belleville Park, Branch Brook Park, and Hendricks Field Golf Course, all of which are owned and operated by Essex County. 0 The Township has excellent regional accessibility, with the regional transportation network including the Garden State Parkway, and New Jersey State Routes 7, 21, and 3. WEAKNESSES The Township?s building stock is aging and many of the Township?s older buildings are poorly maintained. The Washington Avenue Corridor exhibits elements of disconnect. The existing streetscape is fragmented by a number of curb cuts and a lack of continuous building facade walls degrades the aesthetics and walkability of the corridor. There are limited public transportation opportunities that provide direct access to New York City. Currently, DeCamp Bus Service Route #44 is the only quasi?public transportation Option that provides one-seat access to New York City. SPECIFIC AMENDMENTS TO THE MASTER PLAN The following amendments are recommended for the Township Master Plan: The various elements of the Master Plan should be amended to remove sections related to issues and properties highlighted in the 2009 Master Plan. The amended Master Plan should be reorganized to establish overarching goals and specific objectives aimed at achieving each goal. The Master Plan should also be reorganized to provide the requisite Master Plan elements pursuant to The Master Plan should be amended to provide up-to?date population, demographic, employment, housing, and economic data provided by the US Census Bureau and the NJTPA. An existing land use map re?ecting the most up-to-date land use characteristics of the Township should be prepared. The Master Plan should be amended to establish objectives that stimulate higher density residential development along the entirety of the Washington Avenue Corridor. Current Master Plan objectives envision higher density residential development only within districts that serve as the ?Gateways to Belleville.? The Master Plan should be amended to establish objectives that promote and favor shared parking to maximize the utility of existing and future parking facilities along the Washington Avenue Corridor and around the Silver Lake Light Rail Station. The amended Master Plan should recognize that the State Residential Site Improvement Standards are not a ?one size fits all" approach to requiring off?street parking to serve new development, especially as it applies to infill development and redevelopment in urbanized areas such as Belleville. The Master Plan should be amended to encourage the development of ?complete streets? along Township roadways to provide for safe, comfortable facilities for pedestrians, cyclists, and motorists. The vast majority of future development in the Township will occur through infill development and redevelopment. The Master Plan should be amended to recognize the effectiveness of the Local Redevelopment and Housing Law et seq., ?the in providing the necessary tools to provide for high quality redevelopment projects that achieve the Township?s vision for future development, especially as it relates to the redevelopment of formerly industrial properties. The City of Newark, Nutley Township, and Bloomfield Township each adopted new master plans or master plan reexamination reports subsequent to the adoption of the Township Master Plan. The Master Plan should be amended to address the relationship between the Township Master Plan and the policy documents of these municipalities. 23lPagc SPECIFIC CHANGES RECOMMENDED FOR THE TOWNSHIP DEVELOPMENT REGULATIONS The following amendments to the Township Zoning Ordinance are recommended to further the goals and Objectives of the Township Master Plan as amended herein: 0 Rezone existing General Business and B-C, Office Business Zones along the Washington Avenue corridor between Academy Street and Greylock Parkway to Commercial/Residential Mixed Use to facilitate the redevelopment and revitalization of Washington Avenue. 0 Block 5401, Lot 4 should be rezoned from Single-Family Residential to Multifamily Residential. - Rezone parcels along the west side of Belmont Avenue between Alva Street and the existing B-E, Commercial Shopping Center Zone from R-C, Multifamily Residential to 3?6, Commercial/Residential Mixed Use. Rezone parcels along the east side of Belmont Avenue between Lawrence Street and Franklin Street from R-C, Multifamily Residential to B-G, Commercial/Residential Mixed Use. - Conduct a Redevelopment Needs Study for Block 3805, Lots 3, 4 and 5 located along the intersection between Franklin Avenue and Hilton Street. 0 Establish an Open Space Zone and rezone lands Within Branch Brook Park, Belleville Park, Hendricks Field, the Forest Hill Field Club, Glendale Cemetery, the Newark Reservoir Property, and other parks and open spaces from their existing zones to the newly established. - Designate the Walter Kidde/Finkelstein property (Block 9103, Lot 1) as a Non?condemnation Area in Need of Redevelopment and prepare a Redevelopment Plan for the site. 0 Remove the Mixed Use Development District (MXD) from (Chapter 23-75) from the Zoning Ordinance because no properties have this classification. 0 Establish standards permitting the installation of a half or full bathroom in basement dwelling units, provided that the these units have a door at grade 24 Page and/or emergency window egress, at least one additional room greater than 70 square feet, and comply with all applicable building codes. Permit the reconstruction of non-conforming two-family dwellings destroyed or damaged to an extent exceeding 50 percent of its true value provided that such building is not enlarged and following a safety inspection by the Fire Department. Establish standards permitting a maximum of three uses for a single property within existing commercial and industrial zones. Permit a density of 50 dwelling units per acre for all residential development in the 3-6 District. Reduce required side yard setbacks for driveways associated with one? and two-family dwellings from five (5) feet to three (3) feet. Establish a maximum height of fourteen (14.) feet for detached private garages. Amend ordinance regulations to require conformity with the parking space requirement for high rises, pursuant to the State Residential Site Improvement Standards, in the 3?6 District. Revise sign ordinance to regulate the size of signs in commercial districts in order to create uniformity in street signage. Update the appropriate fee schedule to require a zoning permit fee of $100.00. 25 Page