Start your 7-day free trial — unlock full access instantly.
← Back to Search3 CLAUSES FOUND
Lead Closed
This opportunity is no longer accepting submissions.
90
Rating
Risk Rank
Green Risk
AI-Powered Lead Insights
Executive Summary
This document is the City of South Amboy Master Plan, adopted November 20, 2017. It serves as a comprehensive guide for the physical, economic, and social development of the City, developed in accordance with the New Jersey Land Use Law. The plan addresses various elements including land use, housing, circulation, parks, community facilities, and utilities, with a focus on balancing development with environmental sustainability and enhancing the quality of life for residents. It incorporates a Health and Food Systems Element and provides recommendations for zoning, redevelopment, connectivity, parking, food access, and historic preservation.
Web Content
Automated discovery link found on South Amboy website.
Document Text
--- Document: Master Plan Document ---
SOUTH AMBOY
MASTER PLAN
City of South Amboy
Middlesex County, New Jersey
October 2017
Adopted November 20, 2017
HG
Heyer, Gruel & Associates
COMMUNITY PLANNING CONSULTANTSA
Prepared by
CITY OF SOUTH AMBOY
ii
City of South Amboy | Master Plan
South Amboy Master Plan
Middlesex County, New Jersey
October 2017
Prepared By:
Heyer, Gruel & Associates
Community Planning Consultants
236 Broad Street, Red Bank, NJ 07701
(732) 741-2900
The original of this report was signed and
sealed in accordance with N.J.S.A. 45:14A-12
____________________________________
Susan S. Gruel, P.P. #1955
____________________________________
Fred Heyer, AICP, P.P. #3581
____________________________________
M. McKinley Mertz, AICP, P.P. #6368
CITY OF SOUTH AMBOY
iii
City of South Amboy | Master Plan
ACKNOWLEDGEMENTS
COUNCIL
Michael “Mickey” Gross, Council President
Brian McLaughlin
Thomas B. Reilly
Zusette Dato
Christine Noble
CITY OF SOUTH AMBOY
Stacey Kennedy, Business Administrator
Laura Kemble, City Clerk
Kathryn Kudelka, Planning Board Secretary
PLANNING BOARD
Robert Paulukiewicz, Chairman
Thomas Kelly
Councilman Thomas B. Reilly
Mary Szaro
Richard Moran
Francis Mulvey
Holly Hughes
Darcy McCabe-Brew
Tim Armbrecht
George Baranowski
Scott Kominkiewicz
FRED A. HENRY, MAYOR
HEYER, GRUEL & ASSOCIATES
Susan S. Gruel, P.P.
Fred Heyer, P.P. AICP, CUD, LEED-AP ND, CNUa
M. McKinley Mertz, AICP
Elena Gable, P.P., AICP, GIS Specialist
PROFESSIONALS
Angelo J. Valetutto, P.E., P.P.
Jason C. Valetutto, P.E., P.P.
Mark J. Rasimowicz, P.E. P.P., C.M.E. C.P.W.M.
James E. Stahl, Esq.
John R. Lanza, Esq.
Special thanks to all the stakeholders that assisted
in the Master Plan process.
CITY OF SOUTH AMBOY
iv
City of South Amboy | Master Plan
TABLE OF CONTENTS
I. INTRODUCTION 1
OVERVIEW OF THE CITY
2
ABOUT THE MASTER PLAN
2
GOALS AND OBJECTIVES
5
Vision
5
Outreach process
5
Goals and Objectives
6
II. LAND USE ELEMENT
11
INTRODUCTION
13
EXISTING LAND USE
13
Residential Land Use
14
Commercial Land Use
14
Industrial Land Use
14
Vacant Land Use
14
Other Land Uses
14
EXISTING ZONING
17
Residential Zones
17
Commercial Zones
18
Industrial Zones
19
Redevelopment Areas
22
Special Design District and Broadway Façade
and Sign Program
25
Arts District
25
ENVIRONMENTAL CHARACTERISTICS
27
Floodplains
27
Wetlands
30
Riparian Zones
30
Steep Slopes
31
Known contaminated sites
31
ISSUES AND RECOMMENDATIONS
33
Land Development Ordinance
33
Redevelopment Planning
43
Vacant Parcels
44
Connections
46
Parking
47
Food Access
49
Historic Preservation
51
III. HOUSING ELEMENT
53
INTRODUCTION
54
Population
54
Population Composition by Age
55
Population Composition by Race
56
Households
56
Income
58
Poverty Status
58
Household Costs
59
EXISTING HOUSING CONDITIONS
60
Housing Unit Data
60
Housing Type and Size
60
Occupancy
62
Housing Values and Contract Rents
62
Housing Conditions
64
EMPLOYMENT DATA
65
Employment Status
66
Class of Worker and Occupation
67
Commuting to Work
68
Covered Employment
69
In-City Establishments and Employees by Industry
69
CITY OF SOUTH AMBOY
v
City of South Amboy | Master Plan
Probable Future Employment Opportunities
70
FAIR SHARE PLAN
71
Present Need
71
Prior Round Obligation (1987-1999)
72
Round 3 Obligation
72
Additional Affirmative Measures
72
IV. CIRCULATION ELEMENT
73
INTRODUCTION
74
EXISTING TRAFFIC CONDITIONS
AND PLANNED / PROPOSED IMPROVEMENTS
75
Vehicular Traffic Circulation
75
The Roadway System
75
Roadway Issues
79
Local Roadway Issues
79
Alternative Modes of Transportation
80
SAFE ROUTES TO SCHOOL
83
ISSUES AND RECOMMENDATIONS
85
Redevelopment Planning
85
Connections
85
Traffic Calming on Local Streets
86
V. PARKS, RECREATION,
AND OPEN SPACE ELEMENT
89
INTRODUCTION
90
INVENTORY OF PARKS, RECREATION,
AND OPEN SPACE
90
Waterfront Walkway
90
John Zdanewicz Park and Extension
92
Honorable John F. Ciszewski Park
92
Charles Brown Jr./Robert Hughes Memorial Park
92
David Street Park
92
Veteran’s Park/Jackson McKeon Field
92
August J. Charmello Park
92
Allie Clark Field Complex
93
Pupek Road Basketball Court
93
Magnanimity Memorial Park
93
Second Street Park
93
Rosewell Street Park
93
South Pine Avenue Park
93
Cannon Park
93
Raritan Bay Waterfront Park
93
RECREATION PROGRAMS
94
ISSUES AND RECOMMENDATIONS
95
VI. COMMUNITY FACILITIES ELEMENT
99
INTRODUCTION
100
EDUCATIONAL FACILITIES
102
LIBRARY
103
MUNICIPAL FACILITIES
103
EMERGENCY SERVICES
104
Police Department
104
Fire Department
104
First Aid and Safety Squad
105
Office of Emergency Management
106
MISCELLANEOUS SERVICES
106
Religious and Fraternal Organizations
106
South Amboy Senior Center
107
Housing Authority
107
ISSUES AND RECOMMENDATIONS
107
CITY OF SOUTH AMBOY
vi
City of South Amboy | Master Plan
VII. UTILITIES ELEMENT
109
INTRODUCTION
110
POTABLE WATER
110
WASTEWATER TREATMENT
111
SOLID WASTE DISPOSAL
111
RECYCLING
112
RECOMMENDATIONS
112
VIII. SUSTAINABILITY ELEMENT
113
INTRODUCTION
114
VISION
115
GOAL
115
OBJECTIVES
115
CORE TOPICS
116
Climate Change/Greenhouse Gas Emission
116
Renewable Energy
118
Green Building & Design
118
Land Use & Mobility
119
Water
120
IX. HEALTH AND FOOD
SYSTEMS ELEMENT
123
INTRODUCTION
124
Environment and Land Use/Design
124
Healthcare Literacy
124
Food
125
Active Transportation
125
Physical Activity
125
X. RELATIONSHIP TO OTHER PLANS
127
MIDDLESEX COUNTY TRANSPORTATION PLAN
128
MIDDLESEX COUNTY OPEN SPACE
AND RECREATION PLAN, 2003
128
MIDDLESEX COUNTY HAZARD
MITIGATION PLAN UPDATE 2015
128
MIDDLESEX COUNTY WASTEWATER
MANAGEMENT PLAN
129
STATE DEVELOPMENT AND REDEVELOPMENT PLAN
129
STATE STRATEGIC PLAN
130
ADJACENT MUNICIPALITIES
130
Sayreville Borough
130
CITY OF SOUTH AMBOY
vii
City of South Amboy | Master Plan
MAPS
REGIONAL LOCATION
3
AERIAL
4
EXISTING LAND USE
12
EXISTING ZONING
15
EXISTING SPECIAL IMPROVEMENTS DISTRICT
16
LOT AREA
20
BASE FLOOD ELEVATIONS
28
SUPERSTORM SANDY SURGE
29
ENVIRONMENTAL CONSTRAINTS
32
PROPOSED ZONING
39
PROPOSED DOWNTOWN ZONING
40
PROPOSED ZONING CHANGES
41
ROADWAY NETWORK
78
PUBLIC TRANSPORTATION
84
OPEN SPACE
91
OPEN SPACE NEEDS ANALYSIS
97
COMMUNITY FACILITIES
101
I. INTRODUCTION
INTRODUCTION
2 | Introduction
City of South Amboy | Master Plan
OVERVIEW OF THE CITY
The City of South Amboy can trace its economic
roots to the shipping and manufacturing
industries that once thrived along the majority
of the northern New Jersey coastline. Situated on
the Raritan River, South Amboy has historically
benefitted from its river-side location, primarily
shipping Pennsylvania coal to New York City.
South Amboy’s clay deposits provided solid
material to advance the City as a prosperous
manufacturing hub of pottery and terra cotta. The
rail lines that arrived in the 1830s were a catalyst
for economic prosperity and continue to move
the City’s development forward. While many of
the original factories closed prior to the 1970s,
and coal is no longer transferred from City docks,
South Amboy remains a transportation hub and a
thriving residential city.
South Amboy was incorporated as a township
in 1798 and remained one for 90 years before it
became a borough in 1888. Finally, on April 11,
1908, South Amboy was formally incorporated
as a city. Today, South Amboy comprises roughly
2.7 square miles, which includes 1.5 square miles
of land, and according to the 2014 American
Community Survey, is home to 8,749 residents.
The Borough of Sayreville surrounds South
Amboy on its north, south, and west sides. The
Raritan Bay comprises the City’s eastern boundary
and separates the City from Perth Amboy and
Staten Island. The City continues to be easily
accessible, with Routes 9 and 35 running through
the City and a train station located in the heart of
the City servicing the New Jersey Transit Coast
Line, which brings commuters north to Newark,
Hoboken, and New York City as well as further
south to shore towns.
ABOUT THE MASTER PLAN
In 1958, the City adopted its first formal Master Plan
document. In 1974, the City adopted its second
Master Plan that discussed the change in land use
since 1958 and focused on strategies “designed
to attain beneficial long range community goals.”
Since that time, the City has adopted three Master
Plan Reexamination Reports, dated 1985, 1994,
and 2004, all consistent with the requirements
of the Municipal Land Use Law (MLUL). While
the Reexamination Reports presented an effective
evaluation of the City’s progress in terms of goals,
objectives, and recommendations during the
intermediate time periods, such reexaminations
do not comprehensively address the changes that
have, and are, taking place throughout South
Amboy. As a result, it was determined that a new
Master Plan was needed.
The City of South Amboy Master Plan is a general
guide for the physical, economic, and social
development of the City. The Master Plan was
developed in accordance with the provisions of
the New Jersey Land Use Law (N.J.S.A. 40:55D).
The Plan is designed to guide the development
and redevelopment of lands within the City in
a manner which will promote and protect the
public health, safety, morals, and general welfare
of the present and future residents of the City of
South Amboy.
The Master Plan is based on objectives, principles,
assumptions, policies, and standards, which have
been developed over a period of time by the City
Council, Planning Board, and other agencies
within the City. The Master Plan includes the
following elements:
• Goals and Objectives;
• Land Use;
• Housing Element and Fair Share Plan
• Circulation Element;
• Parks, Recreation, & Open Space;
• Community Facilities;
• Utility Services and Recycling;
• Sustainability; and
• Relationship to Other Plans.
Additionally, a graduate studio from the Rutgers
University Bloustein School of City and Regional
Planning prepared a Health and Food Systems
Element that is recommended to be adopted as
part of the City’s Master Plan. In 2005, the City
adopted a Stormwater Management Plan, which
serves as the Stormwater Element of this Master
Plan.
City of South Amboy | Master Plan
REGIONAL LOCATION
Monroe Township
Edison
Township
Old Bridge Township
South Brunswick
Township
Woodbridge
Township
Sayreville Borough
East Brunswick
Township
Piscataway
Township
Cranbury Township
Plainsboro
Township
North Brunswick
South
Plainfield
Perth
Amboy
New Brunswick
Carteret
Middlesex
Borough
Metuchen
South River
Borough
Spotswood
South
Amboy
Milltown
Highland
Park
Dunellen
Helmetta
Jamesburg
Somerset County
Mercer County
Monmouth County
Union County
µ
0
19,000
9,500
Feet
Source: NJOGIS, NJGIN, NJDEP, NJDOT,
2016 Tax Records
HEYER GRUEL & ASSOCIATES
October 2017
Regional Location
South Amboy
Middlesex County
Other Counties
City of South Amboy | Master Plan
AERIAL
Jc
I2
Sayreville Borough
Perth Amboy City
Main St
John St
Raritan St
4th St
2nd St
David St
Henry St
Augusta St
US Hwy 9
Portia St
5th St
George St
State Hwy 35
Cedar St
Pupek Rd
N Pine Ave
Bordentown Ave
1st St
Conover St
S Feltus St
Elm St
Wilmont St
Mason St
6th St
Barkalow St
S Broadway St
Lefferts St
Bertram Ave
Highland St
Ferris St
Prospect St
Feltus St N
Potter St
N Broadway St
Walnut St
Ward Ave
Conlogue Ave
Railroad Ave
S Pine Ave
Parker Ave
Louisa St
Lighthouse Dr
John T Oleary Blvd
S Shore Dr
Catherine St
Dayton St
N Rosewell Ave
Davis Ln
Zebro Rd
Washington Ave
O Leary Blvd
Orchard Pl
Jerome Ave
Weber Ter
Reese Ct
State Hwy 35
George St
David St
US Hwy 9
S Feltus St
Henry St
Catherine St
µ
0
1,300
650
Feet
Source: NJOGIS, NJGIN, NJDEP, NJDOT,
HEYER GRUEL & ASSOCIATES
October 2017
2015 Aerial
Passenger Rail
Freight
I2
South Amboy
Train Station
Jc
Proposed Ferry
Terminal
INTRODUCTION
Introduction | 5
City of South Amboy | Master Plan
GOALS AND OBJECTIVES
This Master Plan is intended to provide a
comprehensive analysis of those elements and
conditions that affect South Amboy and influence
its future growth. To perform a comprehensive
analysis, local and regional trends have been
reviewed together with an analysis of the physical
character of the community. This analysis was
guided by the Master Plan’s public outreach
process.
Vision
The Goals and Objectives section details the
overall vision contained in this Master Plan and
provides the foundation for the other components
of the Plan. This section also provides specific
targets for the realization of the City’s vision for the
future. The vision of the City of South Amboy was
developed through a public outreach process that
included discussions with the Mayor and Planning
Board as well as other agencies, stakeholders,
and residents. Through this outreach process, a
uniform vision emerged. South Amboy’s vision
for itself is of a thriving, vibrant community with
a balance of land uses, an expanding economy,
modern and well-maintained infrastructure,
successful application of sustainable management
strategies,
expanded
community
facilities,
additional recreational opportunities, a successful
redeveloped waterfront, a prosperous downtown
corridor, and an outstanding quality of life for its
residents.
Outreach process
The first step in the master planning process is the
identification of key planning issues facing the
City. The identification of these issues provides
the planning basis for the development of a
strategic vision of the City. Issues were identified
through meetings with the Planning Board and
other agencies, stakeholders, and residents.
During these meetings, the community was given
an opportunity to voice comments and opinions
on a wide range of issues.
The following are key issues and ideas identified
through the public outreach process:
• Desired implementation of walking and
biking trails throughout the City – specifically
with connections to the waterfront. However,
there were concerns about the safety of
cyclists on the streets with the current level of
traffic the City experiences.
• Traffic congestion should be addressed
throughout
the
City
and
appropriate
management
techniques
should
be
implemented.
• Parking availability should be addressed
throughout the City but specifically in
the downtown and immediately adjacent
residential neighborhoods.
• Residents expressed specific concerns over
lack of pedestrian traffic in the downtown.
INTRODUCTION
6 | Introduction
City of South Amboy | Master Plan
The community wants to see uses that
encourage pedestrian traffic along Broadway.
• Residents were in favor of encouraging solar
power technologies for residences, businesses,
and open space.
• The community would like to see additional
parking and access points to the waterfront
walkway.
• Residents would like to see additional parks
and open space improvements such as fishing
piers and interactive parks (e.g. splash park in
the summertime).
• Encourage
such
tools
as
a
Special
Improvement District (SID) in the downtown
core to promote individual business owners
and a walkable downtown environment.
• Residents would like to see additional
opportunities for artists within the area.
• Undersized and underutilized lots are an
issue.
• The residents and City officials are interested
in pursuing a historic commission to
designate historic areas of the City.
• Community gardens are a desired use among
residents, especially for the vacant lots that
are scattered throughout the City.
Goals and Objectives
The goals and objectives within a Master Plan
are intended to provide a framework for the
proceeding Plan as well as guide activities
within the City that have an influence on land
development.
Planning Goals
• Provide a balance of land uses in appropriate
locations to preserve the character of
the
community,
encourage
economic
development, increase park and recreational
facilities, accommodate community facilities,
and facilitate local and regional circulation.
• Enhance a balanced development pattern,
which will protect and enhance long-term
economic and social interests of present and
future residents in order to maintain and
improve the City’s overall quality of life.
• Preserve
and
protect
the
established
residential character, encourage a broad
range of housing choices for residents, and
encourage the rehabilitation of substandard
residential units.
• Maintain and encourage the desired level of
development and population density.
• Promote and reinforce the City as a desirable
residential location with an attractive
downtown shopping corridor.
• Encourage development of a diversified
INTRODUCTION
Introduction | 7
City of South Amboy | Master Plan
economic base that generates employment
growth, provides increased tax ratables, and
increases income levels.
• Enhance connections within the City between
and
among
residential
neighborhoods,
community resources, the Broadway Street
downtown corridor, the waterfront area,
and the region through the use of pedestrian
friendly routes and the public transit system.
• Expand improvements to enhance South
Amboy as a waterfront destination.
• Continue to successfully utilize redevelopment
as a tool for revitalization within the City.
• Pursue opportunities to increase the number
of parks and recreation facilities.
• Promote the history of South Amboy as part
of the City’s redevelopment and revitalization
efforts.
• Encourage
historic
preservation
where
necessary to protect the City’s historic
resources.
• Continue to promote the arts, especially
through the support of the Arts District, and
encourage artists to visit, work, and live in
South Amboy.
Objectives
Land Use Objectives
• Support the upgrading of substandard
properties in the City through code
enforcement efforts, education, ordinance
amendments, and other initiatives the City
deems appropriate.
• Promote a desirable visual environment
through creative and flexible development
techniques.
• Provide for a variety of housing types
designed to support and address the housing
needs of a population representing a range of
income groups.
• In established residential neighborhoods,
encourage new residential development in
locations and densities which are compatible
with existing development patterns.
• Ensure the City’s housing is well maintained
and up to code through code enforcement
strategies.
• Capture the City’s role as a regional
transportation center without impacting the
quality of life for its residents.
• Encourage uses that are artist-friendly and
support the Arts District.
• Review redevelopment plans to ensure
consistency among them. Revise and update
redevelopment plans as necessary.
INTRODUCTION
8 | Introduction
City of South Amboy | Master Plan
• Continue to work with developers to
implement redevelopment plans.
• Discourage the use of storefronts for
inappropriate uses such as professional office
spaces.
• Encourage neighborhood service-oriented
retail only on corner lots in established
residential neighborhoods.
• Encourage design concepts and regulations
that foster uniformity and neighborhood
cohesion,
adding
amenities
that
are
appropriate to the neighborhood.
• Re-classify the zoning districts and revise
the zoning ordinance to be consistent with
the prevailing development patterns while
allowing an appropriate mix of building types
and uses.
• Coordinate the City’s zoning districts to
facilitate specific areas where its unique
character can be enhanced or developed
by creating additional design standards for
streetscapes, historic areas, parks, and other
characteristics of the community.
• Enact zoning ordinances that streamline the
development process for grocery store uses
within the City.
• Encourage the establishment of community
gardens and farmer’s markets within the City.
• Increase accessibility and usability of the
existing waterfront walkway as well as
encourage appropriate access in future
developments.
• Establish a parking management strategy for
the City that encourages a series of parking
management initiatives, including shared
parking opportunities.
• Continue to reevaluate the methods for
providing adequate parking to serve existing
and proposed development.
• Incorporate strong parking design standards
into new developments.
• Encourage historic preservation in order to
maintain the City’s character, project existing
historic resources, and compliment economic
development efforts.
• Acknowledge the importance of historic
resources in providing a link to the past,
preserving the City’s unique character,
enhancing the appearance of neighborhoods
and the waterfront area, and promoting
economic development and tourism.
Housing Objectives
• Protect and preserve established residential
character through zoning enforcement,
design guidelines, inspections of multi-
family dwellings, and rehabilitation, where
necessary.
INTRODUCTION
Introduction | 9
City of South Amboy | Master Plan
• Balance housing options in the City, including
affordable housing for low- and moderate-
income households. Encourage continued
development of a variety of housing ranging
from affordable to moderate income and
market rate units.
• Address substandard housing conditions and
the need for housing rehabilitation.
• Encourage the development of transit-
oriented higher density housing in close
proximity to the train station and ferry
terminal.
• Provide increased access to credit for current
homeowners seeking to rehabilitate housing
and first-time homebuyers seeking to
purchase a home.
Circulation Objectives
• Enhance and improve street signs within
the City for general wayfinding and for
commercial and waterfront promotion.
• Minimize traffic impacts on residential
streets.
• Implement
traffic-calming
strategies
to
reduce congestion on streets within the City.
• Ensure that any redevelopment efforts in the
City, specifically along the waterfront, are
inextricably linked to and consider pedestrian,
bicycle and mass transit circulation access
(i.e. “Complete Streets”).
• Anticipate and coordinate design and
placement of directional and informational
signs
indicating
parking
areas,
public
facilities (City Hall, library, schools, etc.),
the waterfront, and the Broadway downtown
corridor.
• Increase
bicycle/pedestrian
safety
and
circulation by improving traffic signals at
key intersections and utilizing traffic calming
measures.
Parks, Recreation, and Open Space Objectives
• Preserve and enhance park and recreation
facilities, where appropriate, within the City
to meet the needs and demands of present
and future residents.
• Complete the construction of the waterfront
walkway the entire length of the City along
the Raritan Bay.
• Identify
and
preserve
environmentally
sensitive areas.
• Continue to improve the provision of
recreational facilities for residents of all ages
within the City.
• Continue to explore additional opportunities
to share City, County, and school parks and
recreational activity space given the physical
and environmental boundaries of the City.
• Expand coordination with the Board of
Education to use school facilities where
LAND USE ELEMENT
10 | Land Use Element
City of South Amboy | Master Plan
appropriate as both schools and recreational
resources.
Community Facilities Objectives
• Provide community services which address
the changing demographic characteristics of
the population (e.g. schools, day care facilities,
recreational facilities, senior facilities).
• Provide an effective array of recreational and
cultural programs and opportunities for all
segments of the community.
• Ensure that community facilities are available
when needed, through coordination with the
City’s capital Improvement Program.
• Support the expansion of arts and cultural
offerings throughout the City.
• Provide a network of recreational areas,
both public and private, and permanently
preserved open space.
Utility Services and Recycling Objectives
• Encourage the efficient management and
regulation of stormwater through the
implementation of appropriate guidelines,
which will prevent future drainage problems
and provide for environmentally sound land
use planning.
• Rehabilitate and upgrade the sewer system as
necessary.
• Monitor the potable water supply and
encourage programs that provide an adequate
supply of potable water for future needs in
accordance with the principals of the Safe
Drinking Water Act.
Sustainability
• Encourage sustainable land uses that are
consciously developed with environmental
sensitivity, economic opportunity, land use
compatibility, ease of connectivity, and access
to transportation in mind.
• Promote the development of environmentally
friendly
buildings
by
applying
design
standards from the U.S. Green Building
Council and encouraging developers to
pursue LEED certification.
• Increase use of renewable energy sources in
all municipal facilities.
• Encourage energy conservation in public
buildings,
rights-of-way,
residential
dwellings, and commercial uses.
• Advocate for water conservation in public
buildings,
residential
dwellings,
and
commercial uses.
• Advocate for the use of solar power for
residences and businesses.
II. LAND USE ELEMENT
City of South Amboy | Master Plan
EXISTING LAND USE
I2
Jc
Sayreville Borough
Perth Amboy City
Main St
John St
Raritan St
4th St
David St
Henry St
2nd St
Augusta St
US Hwy 9
Portia St
George St
5th St
State Hwy 35
Pupek Rd
Cedar St
Bordentown Ave
N Pine Ave
Conover St
1st St
S Feltus St
Elm St
Wilmont St
Mason St
Barkalow St
S Broadway St
Lefferts St
6th St
Bertram Ave
Highland St
Feltus St N
Ferris St
N Broadway St
Walnut St
Ward Ave
Conlogue Ave
Railroad Ave
S Pine Ave
Parker Ave
Louisa St
Lighthouse Dr
John T Oleary Blvd
Catherine St
S Shore Dr
Dayton St
N Rosewell Ave
Macedulski Ter
Davis Ln
Zebro Rd
S Broadway
Welch St
O Leary Blvd
Orchard Pl
Jerome Ave
Weber Ter
US Hwy 9
S Feltus St
µ
0
1,300
650
Feet
Source: NJOGIS, NJGIN, NJDEP, NJDOT
HEYER GRUEL & ASSOCIATES
October 2017
Existing Land Use
Proposed Mixed-Use
Development
Existing Land Use (2016)
Vacant
Residential
Commercial
Apartment
Industrial
Railroad
Utilities
Public School
Public Property
Church & Charitable
Cemeteries & Graveyards
Other Exempt
Parks/Open Space
G G G G G G G G
G G G G G G G G
G G G G G G G G
G G G G G G G G
Abandoned Railroad ROW
LAND USE ELEMENT
Land Use Element | 13
City of South Amboy | Master Plan
INTRODUCTION
The purpose of the Land Use Element is
to provide a long-range policy guide for
development in the City of South Amboy.
This Plan examines the current development
trends of the City and establishes a vision for
future growth. The Land Use Element takes
into account the environmental characteristics,
existing land use patterns and zoning densities,
physical and visual form, as well as current and
future land use demands within the City. This
section of the Master Plan also considers South
Amboy’s ongoing redevelopment efforts that are
underway throughout the City.
The Land Use Element is the cornerstone for
supporting the City’s zoning ordinance and sets
a framework for the City’s future development
and redevelopment efforts.
EXISTING LAND USE
In order to provide the guiding framework that
enhances the visual, physical, environmental,
and economic health of the community, it is
necessary to understand the City’s existing land
use patterns as well as local issues requiring
specific attention. The Existing Land Use Map
depicts the current land use patterns within
the City. South Amboy has a land area of
approximately 1.5 square miles (2.7 square miles
including water). Through the redevelopment
process, the City is in the midst of significant
changes relating to its land use. The once
thriving industrial areas on the water are being
converted to medium density residential uses.
These changes are not fully represented on the
Existing Land Use Map as many of the residential
projects are still in their beginning phases, and as
of this Plan, construction has yet to start.
The following table highlights the existing land
uses for the City of South Amboy. It should be
noted that mixed-use uses are not accounted for
within this Land Use Classification. The Principal
use of the parcel is what is shown.
Land Uses
# of Parcels
Total Acreage*
% of Total Land
Residential
2685
307.8
31.1%
Commercial
154
75.1
7.6%
Industrial
7
106.8
10.8%
Vacant Land
118
165.9
16.7%
Apartments
10
47.6
4.8%
Public Property
52
160.1
16.2%
Public School
4
12.2
1.2%
Churches & Charitable
8
12.1
1.2%
Cemeteries
1
3.9
0.4%
Other Tax Exempt
14
12.8
1.3%
Railroad
13
51
5.1%
Telephone/Utilities
1
9.6
1.0%
Rights-of-Way
-
25.8
2.6%
TOTAL
3,067
990.7
100%
*Land Acreage, excludes water
Downtown commercial and mixed-use structures
LAND USE ELEMENT
14 | Land Use Element
City of South Amboy | Master Plan
Residential Land Use
Residential land use represents the largest land
use category, covering roughly 31% of the City’s
land. The majority of the residential properties
within South Amboy are single- and two-family
homes that are located throughout the City in the
RA Single-Family Residential Zone. There is also
a significant amount of residential in the recently
developed Southern Waterfront Redevelopment
Area on the southeast coastline of the City. As
can be seen on the Existing Land Use Map,
there is very little land dedicated to apartments.
Apartments and other multi-family residential
properties represent only 4.8% of the total land
area.
Commercial Land Use
Commercial land use occupies 7.6% of the City’s
land. The primary location of commercial uses is
along North Broadway in the City’s downtown
core where local neighborhood businesses are
established. Another commercial node exists
along US Highway 9 and Route 35. As shown on
the Existing Land Use Map, a larger commercial
node is also situated on the northern end of
South Amboy near the Waterfront. Additional
commercial uses are located throughout the City,
interspersed between residential uses and within
established residential neighborhoods.
Industrial Land Use
While there are only 7 parcels classified
as industrial use, this land use comprises
approximately 64 acres or 6.4% of the City’s
total land area. This percentage is due in part to
the large size of the parcels. Industrial land use
once covered much of the waterfront but with
the continuing redevelopment occurring there,
industrial areas are diminishing. It is anticipated
that the industrial land will continue to be
redeveloped as commercial and residential uses.
One large parcel along the waterfront continues
to be classified as industrial.
Vacant Land Use
Vacant land accounts for roughly 166 acres within
the South Amboy, representing approximately
16% of the City’s total land area and the City’s
second largest land use classification. As the
industrial and freight railroad uses have left South
Amboy, much of the area they once comprised
is now vacant. Of the 166 acres of vacant land,
approximately 11% is abandoned railroad
property. As shown in the Existing Land Use Map,
the largest contiguous area of vacant land can be
seen on the former rail yard located west of Main
Street and north of an established residential
neighborhood. This vacant property consists
of the Mocco Redevelopment Area. Additional
patches of vacant land can be seen throughout the
City and the abandoned railroad properties can be
seen weaving throughout several neighborhoods,
harkening back to the transit roots of the City.
Other Land Uses
The remaining land uses within the City are a
mix of publicly owned land and other tax-exempt
such as school, churches, and charities. There is
a significant amount of public property located
throughout South Amboy, with the largest area
encompassing the middle school/high school,
and library in the eastern section of the City.
Approximately 16% of the City’s land is public
property, and an additional 1.2% represents the
public schools’ property. A portion of the public
land is directly on the waterfront, intended to be
used for the future ferry terminal and associated
uses. There is also a significant amount of land
dedicated to railroad uses. While some of the land
designated as railroad in the tax assessment data
has been abandoned as rail use, much of it is still
active, including the railroad that runs adjacent to
the downtown.
South Amboy High School
City of South Amboy | Master Plan
EXISTING ZONING
I2
Jc
Sayreville Borough
Perth Amboy City
µ
0
1,300
650
Feet
Source: NJOGIS, NJGIN, NJDEP, NJDOT
HEYER GRUEL & ASSOCIATES
October 2017
Existing Zoning
Zoning District
RA Single Family Residential
RM Medium Density
Residential
B-1 General Business
B-2 Highway Commercial
M-1 Light Industrial
Riparian Zone Overlay
Redevelopment Area
Broadway/Main Street
Memorial Medical Center
Mocco Redevelopment
Area
Nothern Waterfront
Route 35 NB
Route 35 SB
Southern Waterfront
Special Design District
City of South Amboy | Master Plan
EXISTING SPECIAL IMPROVEMENTS DISTRICT
I2I2
Jc
John St
2nd St
Main St
4th St
Augusta St
Henry St
David St
George St
N Pine Ave
1st St
Bordentown Ave
5th St
Mason St
S Broadway St
Stevens Ave S
Potter St
Church St
Stockton St
John T Oleary Blvd
Stevens Ave N
Catherine St
Lefferts St
N Rosewell Ave
Lighthouse Dr
Osprey Dr
Spinnaker Dr
Zebro Rd
Raritan Reach Rd
r Dr
Macedulski Ter
Bayshore Dr
Jerome Ave
S Pine Ave
Connors Dr
Adamecs Way
Henry St
St
David St
George St
µ
0
600
300
Feet
Source: NJOGIS, NJGIN, NJDEP, NJDOT
HEYER GRUEL & ASSOCIATES
October 2017
Special Design District
Special Design District
Redevelopment Area
Broadway/Main Street
Memorial Medical Center
Mocco Redevelopment Area
Nothern Waterfront
Route 35 NB
Route 35 SB
Southern Waterfront
Zoning District
RA Single Family Residential
RM Medium Density
Residential
B-1 General Business
B-2 Highway Commercial
M-1 Light Industrial
I2
Jc
Sayreville Borough
Perth Amboy City
LAND USE ELEMENT
Land Use Element | 17
City of South Amboy | Master Plan
EXISTING ZONING
Zoning in South Amboy is broken down into
five different zones, seven redevelopment areas,
and a Special Design District. The five zones
include two residential zones, two commercial
oriented zones, and one industrial zone. While
these zones provide the basis for development
in South Amboy, the ongoing change from an
industrial-driven economy to a sales and service
economy has initiated major redevelopment
efforts by the City to address these changing
trends. The redevelopment plans prepared for the
majority of the redevelopment areas supersede
the underlying zoning. The redevelopment areas
are primarily located along or near the waterfront
as well as a node located adjacent to the Route
35 corridor. In addition to the traditional zones
and redevelopment areas, the City has enacted
regulating land use standards pertaining to
development of environmentally sensitive areas
including riparian zones, steep slope areas, and
floodplains. These standards are discussed further
in the Environmental Characteristics section of
this Element.
Residential Zones
South Amboy has two residential zones: RA
Single Family Residential, and RM Medium
Density Residential.
RA Single Family Residential
The RA zone comprises the most land within the
City, encompassing 500 acres of South Amboy,
which is approximately 51% of the City’s total
land area. The majority of the RA zone is located
west of Broadway Avenue and includes most of
the residential neighborhoods in the City. The
zone permits single-family detached housing
as well as churches and other places of worship.
RA Single-Family
RA Two-Family
Conditional Use
Single-Family
Detachced
Attached
Minimum Lot Area
5,000 sf
10,000 sf
10,000 sf
Minimum Lot Width
50 feet
100 feet
100 feet
Minimum Lot Depth
100 feet
100 feet
100 feet
Minimum Front Yard
25 feet
25 feet
25 feet
Minimum One Side Yard
5 feet
15 feet
0 feet
Minimum Total Side Yards
10 feet
30 feet
15 feet
Minimum Rear yard
25 feet
25 feet
25 feet
Maximum Height
35 feet
35 feet
35 feet
Maximum Height (stories)
2.5 stories
2.5 stories
2.5 stories
Maximum Building Coverage
25%
25%
25%
Maximum Impervious Land Coverage
60%
60%
60%
Minimum off-street parking ratio
2/du
2/du
2/du
Maximum Dwelling Units per acre
8.71
3.5
3.5
Minimum Distance between Buildings
10 feet
30 feet
30 feet
Minimum Floor area/dwelling unit
1,000 sf
1,000 sf
1,000 sf
Two-family housing, schools, libraries, public
parks, utilities, and home office space are allowed
as conditional uses. The RA zone also contains
scattered commercial properties.
RM Medium Density Residential
The RM zone is significantly smaller than the RA
zone, including only 14.4 acres, which represents
1.5% of the total land within the City. This zone
permits garden apartments, townhomes, and
multi-family dwellings.
LAND USE ELEMENT
18 | Land Use Element
City of South Amboy | Master Plan
Commercial Zones
There are two commercial zones within South
Amboy: B-1 General Business and the B-2
Highway Commercial. The two zones are
centralized around the City’s neighborhood
downtown “spine” along South Broadway and the
Route 35 commercial corridor, that traverses the
City through its western half.
B-1 General Business
The B-1 zone is located along South Broadway and
comprises parts of the City’s central downtown
“spine.” The B-1 zone allows for the development
of neighborhood commercial uses on lots 2,500
square feet and larger. The B-1 zone comprises 4.1
acres of South Amboy, about 0.4% of the City’s
total land area.
The zone permits a variety of retail sales and
service uses, restaurants, and certain quasi-public
and private uses, many of which cater toward a
downtown shopping experience.
B-2 Highway Commercial
The B-2 zone is located at three separate nodes
along the Route 35 corridor. The zone is designed
to promote larger-scale commercial development
alongside this heavily traveled State Highway.
These
commercial
developments
occupy
significantly larger lots than that of the B-1 and
typically comprise bigger parking facilities. The
zone also attracts a wider range of patrons due to
B-1 General Business
B-2 Highway Commercial
Minimum Lot Area
2,500 sf
1 acre
Minimum Lot Width
25 feet
200 feet
Minimum Lot Depth
100 feet
200 feet
Minimum Front Yard
-
50 feet
Minimum One Side Yard
-
25 feet
Minimum Total Side Yards
-
50 feet
Minimum Rear yard
25 feet
25 feet
Maximum Height
35 feet
35 feet
Maximum Height (stories)
2.5 stories
2 stories
Maximum Building Coverage
50%
25%
Maximum Impervious Land Coverage
-
-
Minimum off-street parking ratio
1/300 sf of floor area
1/200 sf of floor area
Maximum Dwelling Units per acre
-
-
Maximum Dwelling Units per Building
49% of total floor area
-
Minimum Distance between Buildings
-
25 feet
Minimum Floor area/dwelling unit
-
-
Minimum Site Landscaping
-
10 feet
Minimum Net Sales Floor Area
-
10,000 sf
its location on Route 35, which brings consumers
from neighboring municipalities through South
Amboy. The B-2 Zone comprises 30.9 acres of
South Amboy, representing approximately 3.1%
of the City’s total land area.
The zone permits retail sales and services
appropriate for highway commercial areas such
as department stores and business offices.
Commercial downtown
LAND USE ELEMENT
Land Use Element | 19
City of South Amboy | Master Plan
Industrial Zones
South Amboy has one remaining industrial zone,
M-1 Light Industrial. The City formerly had an
M-2 Heavy Industrial Zone. However, all M-2
zoning has been superseded through the City’s use
of redevelopment. The purpose of the industrial
zone is to provide sufficient and appropriate space
for light industrial uses that do not create any
hazards to the surrounding non-industrial zones.
M-1 Light Industrial
The M-1 zone is located in four nodes throughout
the City, comprising 77 acres and representing
approximately 7.8% of the City’s total land area.
Historically, the majority of the City’s waterfront
was classified as an industrial zone. All but one of
those areas has been rezoned under redevelopment
plans. Areas zoned for M-1 includes locations
on the City’s western boundary, in the southern
section adjacent to the Southern Waterfront
Redevelopment Area, along the waterfront, and
at the northern boundary of the City alongside
Main Street.
The zone allows for construction of professional
and government offices, research facilities, light
industrial manufacturing, and warehousing.
M-1 Light Industrial
Minimum Lot Area
40,000 sf
Minimum Lot Width
150 feet
Minimum Lot Depth
250 feet
Minimum Front Yard
50 feet
Minimum One Side Yard
25 feet
Minimum Total Side Yards
50 feet
Minimum Rear yard
25 feet
Maximum Height
50 feet
Maximum Height (stories)
3 stories
Maximum Building Coverage
30%
Maximum Impervious Land
Coverage
-
Minimum off-street parking ratio
3/1,000 sf of floor
area
Maximum Dwelling Units per
acre
-
Maximum Dwelling Units per
Building
-
Minimum Distance between
Buildings
50 feet
Minimum Floor area/dwelling
unit
-
Minimum Site Landscaping
10%
Minimum Net Sales Floor Area
-
City of South Amboy | Master Plan
LOT AREA
I2
Jc
Sayreville Borough
Perth Amboy City
Main St
John St
Raritan St
4th St
David St
Henry St
2nd St
Augusta St
US Hwy 9
Portia St
George St
5th St
State Hwy 35
Pupek Rd
Cedar St
Bordentown Ave
N Pine Ave
Conover St
1st St
S Feltus St
Elm St
Wilmont St
Mason St
Barkalow St
S Broadway St
Lefferts St
6th St
Bertram Ave
Highland St
Feltus St N
Ferris St
N Broadway St
Walnut St
Ward Ave
Conlogue Ave
Railroad Ave
S Pine Ave
Parker Ave
Louisa St
Lighthouse Dr
John T Oleary Blvd
Catherine St
S Shore Dr
Dayton St
N Rosewell Ave
Macedulski Ter
Davis Ln
Zebro Rd
S Broadway
Welch St
O Leary Blvd
Orchard Pl
Jerome Ave
Weber Ter
US Hwy 9
S Feltus St
µ
0
1,300
650
Feet
Source: NJOGIS, NJGIN, NJDEP, NJDOT,
2016 Tax Records
HEYER GRUEL & ASSOCIATES
October 2017
Lot Area
Lot Area
Less than 2,500 sq. ft.
2,500-5,000 sq ft
5,000-15,000 sq ft
15,000-30,000 sq ft
30,000-50,000 sq ft
50,000-100,000 sq ft
100,000-500,000 sq ft
500,000 and greater sq ft
City of South Amboy | Master Plan
LOT WIDTH
I2
Jc
Sayreville Borough
Perth Amboy City
Main St
John St
Raritan St
4th St
David St
Henry St
2nd St
Augusta St
US Hwy 9
Portia St
George St
5th St
State Hwy 35
Pupek Rd
Cedar St
Bordentown Ave
N Pine Ave
Conover St
1st St
S Feltus St
Elm St
Wilmont St
Mason St
Barkalow St
S Broadway St
Lefferts St
6th St
Bertram Ave
Highland St
Feltus St N
Ferris St
N Broadway St
Walnut St
Ward Ave
Conlogue Ave
Railroad Ave
S Pine Ave
Parker Ave
Louisa St
Lighthouse Dr
John T Oleary Blvd
Catherine St
S Shore Dr
Dayton St
N Rosewell Ave
Macedulski Ter
Davis Ln
Zebro Rd
S Broadway
Welch St
O Leary Blvd
Orchard Pl
Jerome Ave
Weber Ter
US Hwy 9
S Feltus St
µ
0
1,300
650
Feet
Source: NJOGIS, NJGIN, NJDEP, NJDOT,
2016 Tax Records
HEYER GRUEL & ASSOCIATES
October 2017
Lot Width
Lot Width
Less than 20 ft
20-50 ft
50-75 ft
75-100 ft
100-200 ft
Greater than 200 ft
LAND USE ELEMENT
22 | Land Use Element
City of South Amboy | Master Plan
Redevelopment Areas
South Amboy has seven redevelopment areas
that supersede the underlying zoning. The
majority of land within redevelopment areas is
located on or adjacent to the waterfront. There
are two redevelopment areas located along
Route 35 in the southwestern section of the City.
Because of the urban context of South Amboy,
opportunities for large development are scarce.
Redevelopment is an important tool for South
Amboy because it offers a method for acquiring
and combining underutilized properties, thereby
encouraging development that meets the needs
of the evolving and changing City. As there are
several redevelopment areas located within close
proximity to one another, it is important to evaluate
and analyze how each interact with each other
as well as the surrounding neighborhoods. The
following are descriptions of each redevelopment
area.
Southern Waterfront Redevelopment Area
The Southern Waterfront Redevelopment Area
was designated by the City as an area in need
of redevelopment on August 23, 1989, and a
redevelopment plan was adopted on February
14, 1995. In a resolution dated April 5, 2000, it
was determined additional properties were to be
added to the area and an amended redevelopment
plan was prepared on June 28, 2000 (most recently
revised May 14, 2004). The redevelopment area
consists of 123 acres along the City’s southern
waterfront.
The area is also a prime example of how the
City of South Amboy has continued to grow,
in this case quite literally. The majority of the
Southern Waterfront Area was filled in the 1950’s
by the United States Army Corps of Engineers
with dredged material from the Raritan Bay.
Additionally fill was placed on top of the 1950’s
dredging in the 1980’s. Prior to the dredging and
fill activities, the original shoreline was at George
Street and Rosewell Street (see historic aerials
below).
The goal of the Southern Waterfront Area is
to “construct a mixed-use development that
will complement the existing South Amboy
community.” The area is located in the southeastern
corner of the City, with Raritan Bay comprising
its eastern boundary, the Borough of Sayreville
to the south, and residential neighborhoods to
1947 - Prior to dredging
1953 - During dredging process
2015 - Current Conditions
LAND USE ELEMENT
Land Use Element | 23
City of South Amboy | Master Plan
the west and north. The last remaining industrial
zone of the waterfront comprises the Southern
Waterfront Area’s northern most boundary.
The
Redevelopment
Plan
facilitated
the
construction of a mixed-use development
that includes residential uses, parkland, and
community facilities. At the time of this Master
Plan, the Southern Waterfront Redevelopment
Plan has been implemented through the
development
of
waterfront
parkland,
a
community middle/high school, a library, ball
fields, a YMCA, age-restricted housing, as well as
single-family and townhome units. The YMCA,
located on John T. O’Leary Boulevard, is the
most recent realization of the redevelopment
plan and has been a successful and well received
community facility that incorporates the needs of
the South Amboy community.
Northern Waterfront Redevelopment Area
The
Northern
Waterfront
Redevelopment
Areas was designated by the City as an area in
need of redevelopment on April 4, 1995, and
a redevelopment plan was prepared on June
7, 1996 (amended June 20, 1996). The goal of
the redevelopment plan was to “construct a
development to complement the existing southern
waterfront redevelopment mixed-use plan.” The
Northern Area consists of two noncontiguous
tracts of land along the Raritan Bay in the
northern section of the City comprising roughly
31.3 acres. The permitted use within the Plan is an
industrial recycling facility.
The intention of the Northern Waterfront
Redevelopment
Area
and
the
Southern
Waterfront Redevelopment Area was to achieve
an appropriate balance of industrial, residential,
commercial, and public uses as contemplated by
the City since the review of the waterfront began
in 1988.
The boundaries of the Northern Waterfront
Redevelopment Area have shifted somewhat
since its original designation.
Broadway/Main Street Redevelopment Area
The
Broadway/Main
Street
Redevelopment
Area was designated by the City as an area in
need of redevelopment on August 2, 2001, and
a redevelopment plan was prepared on February
8, 2002. The boundaries of the Area changed
over the next decade as parcels from the Central
Waterfront Redevelopment Area were absorbed
into the Broadway/Main Street Redevelopment
Area.1 Today, the Area encompasses 236.6 acres
along Broadway and Main Street and extends to
the waterfront.
The goal of the redevelopment plan is to
“continue to enhance the downtown Broadway
area that was begun by the City through major
infrastructure improvements…off-street parking
1. The Central Waterfront Redevelopment Area was
designated as an area in need of redevelopment in 1995, and
no longer exists as an independent redevelopment area.
Residences in the Southern Waterfront
Redevelopment Area
South Amboy’s waterfront, including the Northern and
Southern Waterfront Redevelopment Areas, as well as
the Broadway/Main Street Redevelopment Area
LAND USE ELEMENT
24 | Land Use Element
City of South Amboy | Master Plan
improvements…and enactment of the Broadway
Façade and Sign Ordinance.” The portion of
the Area located along Broadway is primarily
a special design district, created to fund and
manage façade improvements to revitalize the
traditional retail core of South Amboy. This
central downtown “spine” has been the subject of
significant streetscape improvements including
new curbs, sidewalks, utility upgrades, and new
street lighting.
The purpose of the redevelopment plan written
for the Central Waterfront Redevelopment Area
in 1995 and amended in 1998 was to create the
opportunity for an intermodal transportation
center with a marina and ferry terminal. These
land use objectives have been merged into those
of the Broadway/Main Street Redevelopment
Area for the land that extends east from Broadway
to the waterfront. This waterfront portion of the
Area will be the location of the much anticipated
Intermodal Transportation Center that will
house a ferry terminal, a project that is currently
underway as of the writing of this Master Plan. As
South Amboy moves forward with plans for the
waterfront and ferry terminal, the City continues
to strengthen its place as a central transportation
hub within New Jersey.
Memorial Medical Center Redevelopment
Area
The Memorial Medical Center was designated by
the City as an area in need of redevelopment on
May 2, 2001. A redevelopment plan was adopted
in 2002. The Area consists of two noncontiguous
parcels located in the southwest of the City. The
two lots represent approximately 7.8 acres and
encompass the former hospital and surrounding
residential areas. The Area also includes a portion
of the former railroad right-of-way. The goal
of the redevelopment plan is to “construct a
development to provide a multitude of essential
medical services for the citizens of South Amboy
and the surrounding area that were eliminated
by the closing of the Memorial Hospital.” The
South Amboy Memorial Hospital closed its
doors in 1999. With the realization of the Plan
the Metropolitan Surgical Institute now operates
in the former hospital building, specializing
in same-day surgical services. Additionally,
residences have also been constructed on the
formerly vacant railroad right-of-way.
Route 35 Northbound Redevelopment Area
The Route 35 Northbound Redevelopment Area
was designated by the City as an area in need
of redevelopment on March 19, 2003, and a
redevelopment plan was prepared on September
23, 2003. The Area consists of three lots fronting on
Route 35, located between the tracts that compose
the Memorial Medical Center Redevelopment
Area. The Area comprises 3 acres. The goal of the
Route 35 Northbound Redevelopment Area is to
“construct a development to provide commercial,
retail, and personal service uses…” and to do so
in a manner that complements the surrounding
Memorial Medical Center Redevelopment Area
Route 35 Northbound Redevelopment Area
LAND USE ELEMENT
Land Use Element | 25
City of South Amboy | Master Plan
area. The redevelopment plan was amended in
2015 to include multi-family residential as part
of its permitted uses. As of this Master Plan, this
Area has not yet been redeveloped, and contains
surface parking as well as vacant and active
commercial uses.
Route 35 Southbound Redevelopment Area
The Route 35 Southbound Redevelopment area
was designated by the City as an area in need
of redevelopment on September 16, 1998 and a
redevelopment plan was prepared and adopted in
1999. The Area consists of one parcel along the
southbound side of Route 35 in the southwestern
corner of the City. The lot is approximately 1
acre in size and is surrounded by residential
as well as highway commercial uses. The goal
of the redevelopment plan is to “construct a
development to help meet the increasing demand
for senior citizen housing…” The goal of the
redevelopment plan was realized when Hillcrest
Manor Senior Apartments was constructed with
62 age-restricted affordable rental units.
Mocco Redevelopment Area
The Mocco Redevelopment Area was designated
by the City as an area in need of redevelopment on
May 20, 2002. However, no redevelopment plan
has been prepared. The 32-acre Area includes the
former rail yards located in the northern section
of the City.
Special Design District and Broadway
Façade and Sign Program
In 1993, the City established through ordinance
a Special Design District and a Broadway Façade
and Sign Program. The district, located along
Broadway south of the train station, was amended
in 1995 to revise the block and lot numbers of
the designated properties. The primary focus of
the district is to complement the architectural
periods spanning between 1880 and 1930. Stylistic
features and examples of skilled craftsmanship are
encouraged to be treated with sensitivity during
renovations, additions, and new construction.
The City additionally created a Broadway
Façade Minimum Grant Program, which utilizes
Community Development Grant money in
order to assist property owners in the Special
Design District to correct code violations and
generally rehabilitate their property. A property
owner must apply to the City for inclusion in
this program, which is administered through the
City’s Redevelopment Agency.
Arts District
Arts districts have become a popular tool in
urban areas for revitalization and economic
development. These districts have been recognized
by municipal officials across the country as valid
strategies for promoting the assets of a city and
encouraging community development through
artistic and creative policies. In 2016 South
Amboy passed a resolution creating the South
Amboy Arts District (known as “South Amboy
ARTS”) comprising the central portion of the
City. Spanning across the east and west side of the
train tracks, the Arts District is intended to spur
economic and tourism development and aid in the
revitalization efforts within the City. The District
is managed by the Media and Performance
Collective, a nonprofit organization whose
funding for programing comes from donations,
grants, and sponsorships. The District not only
covers the City’s downtown “spine,” but also goes
as far west as North Pine Avenue, encompassing
the Senior Resource Center and the elementary
school. The middle/high school and public library
are within the Districts eastern boundaries.
South Amboy Arts District
City of South Amboy | Master Plan
ARTS DISTRICT
I2
Jc
John St
2nd St
Main St
4th St
Augusta St
Henry St
David St
George St
N Pine Ave
1st St
Bordentown Ave
5th St
Mason St
S Broadway St
Stevens Ave S
Ferris St
Potter St
Church St
Stockton St
S Shore Dr
John T Oleary Blvd
Stevens Ave N
Catherine St
Louisa St
Gordon St
Lefferts St
N Rosewell Ave
Lighthouse Dr
S Feltus St
Osprey Dr
Spinnaker Dr
Zebro Rd
Raritan Reach Rd
Sandpiper Dr
Macedulski Ter
O Leary Blvd
Bayshore Dr
Jerome Ave
S Pine Ave
Connors Dr
Adamecs Way
Henry St
Catherine St
S Shore Dr
Catherine St
David St
George St
Gordon St
Sayreville Borough
µ
0
600
300
Feet
Source: NJOGIS, NJGIN, NJDEP, NJDOT
HEYER GRUEL & ASSOCIATES
October 2017
Arts District
South Amboy Arts District
^_
^_
South Amboy Arts Program
Home
I2
Jc
Sayreville Borough
Perth Amboy City
LAND USE ELEMENT
Land Use Element | 27
City of South Amboy | Master Plan
ENVIRONMENTAL
CHARACTERISTICS
The presence of environmental constraints is a
critical consideration when developing a land
use plan for a community. The location and
types of environmental constraints help guide
the type, intensity, and location of development
due to local, county, and state requirements.
Due to its location along the Raritan Bay, South
Amboy contains a number of environmental
characteristics that have an influence on land use
and development.
Floodplains
Floodplains are a vital part of any estuary
ecosystem, acting as water filters and wildlife
nurseries. They are important for the maintenance
of water quality as well as providing freshwater to
wetlands and backwaters while diluting salts and
nutrients. A floodplain is the area of land adjacent
to a waterbody that extends outward from
the banks and has a tendency to flood during
periods of storm events. The Federal Emergency
Management Administration (FEMA) establishes
the 100- and 500-year floodplains to help
municipalities and homeowners plan for future
storm events. FEMA’s designated floodplain areas
include land area susceptible to being inundated
by floodwaters from any source.
The 100-year floodplain boundary is determined
by the 2017 Preliminary FEMA Flood Insurance
Rate Maps (FIRM). The floodplain identified as a
Special Hazard Flood Area (SFHA) by the FIRM
and is subject to the 1-percent-annual-chance
flood. South Amboy has two Special Hazard
Flood Areas: Zone AE and Zone VE. Properties
within a SHFA are considered at high risk under
the National Flood Insurance Program (NFIP).
As seen in the FEMA Floodplain Map, South
Amboy has several properties along its coastline
and southern boundary located within the
100-year floodplain. Both zones seen in South
Amboy are in the 100-year floodplain. Zone VE,
however, is located where wave action is likely
to occur, during which time that land is within
the 100-year floodplain. This means that these
areas are primarily associated with storm surges.
South Amboy also contains areas designated
as within the 500-year floodplain. These areas
are subject to a 0.2-percent-annual-chance
flood. The City experienced significant flooding
during Superstorm Sandy in October 2012. Due
to its bay-front location, South Amboy remains
vulnerable to future flooding events.
South Amboy has enacted a Flood Damage
Prevention ordinance, which establishes a permit
review process for any proposed development in
the Special Flood Hazard Area (based on 2010
FEMA data), as well as placement, design, and
construction standards covering, among other
topics, anchoring, construction materials and
methods, utilities, and base flood elevation
Floodplain in South Amboy
Floodwall constructed along Waterfront Walkway
City of South Amboy | Master Plan
BASE FLOOD ELEVATIONS
Main St
John St
Raritan St
4th St
David St
Henry St
2nd St
Augusta St
US Hwy 9
Portia St
George St
5th St
State Hwy 35
Pupek Rd
Cedar St
Bordentown Ave
N Pine Ave
Conover St
1st St
S Feltus St
Elm St
Wilmont St
Mason St
Barkalow St
S Broadway St
Lefferts St
6th St
Bertram Ave
Highland St
Feltus St N
Ferris St
N Broadway St
Walnut St
Ward Ave
Conlogue Ave
Railroad Ave
S Pine Ave
Parker Ave
Louisa St
Lighthouse Dr
John T Oleary Blvd
Catherine St
Dayton St
Macedulski Ter
Davis Ln
S Broadway
Welch St
Orchard Pl
Weber Ter
US Hwy 9
S Feltus St
Sayreville Borough
Perth Amboy City
µ
0
1,300
650
Feet
Source: NJOGIS, NJGIN, NJDEP, NJDOT,
2017 FEMA Floodplains
HEYER GRUEL & ASSOCIATES
October 2017
FEMA Floodplains
FEMA Floodplains
AE Zone: 100 year
floodplain; base flood
elevations determined
VE Zone: 100 year
floodplain where wave
action is likely to occur;
base flood elevations
determined
500-year floodplain; no
base flood elevations
determined
City of South Amboy | Master Plan
SUPERSTORM SANDY SURGE
I2I2
Jc
Sayreville Borough
Perth Amboy City
Main St
John St
Raritan St
4th St
David St
Henry St
2nd St
Augusta St
US Hwy 9
Portia St
George St
5th St
State Hwy 35
Pupek Rd
Cedar St
Bordentown Ave
N Pine Ave
Conover St
1st St
S Feltus St
Elm St
Wilmont St
Mason St
Barkalow St
S Broadway St
Lefferts St
6th St
Bertram Ave
Highland St
Feltus St N
Ferris St
N Broadway St
Walnut St
Ward Ave
Conlogue Ave
Railroad Ave
S Pine Ave
Parker Ave
Louisa St
Lighthouse Dr
John T Oleary Blvd
Catherine St
S Shore Dr
Dayton St
N Rosewell Ave
Macedulski Ter
Davis Ln
Zebro Rd
S Broadway
Welch St
O Leary Blvd
Orchard Pl
Jerome Ave
Weber Ter
US Hwy 9
S Feltus St
µ
0
1,300
650
Feet
Source: NJOGIS, NJGIN, NJDEP, NJDOT,
2016 Tax Records
HEYER GRUEL & ASSOCIATES
October 2017
Superstorm Sandy
Storm Surge
Storm Surge
LAND USE ELEMENT
30 | Land Use Element
City of South Amboy | Master Plan
Wetlands
Wetlands are land areas that are either submerged
or retain water at ground level for a portion of
the year, including marshes, swamps, and bogs.
Wetland areas provide a number of benefits
that help to protect both natural and man-
made environments. They serve as filtration
systems, removing pollutants, chemicals, and
sediments from the water table and store them in
biomass. Wetlands act as groundwater recharge
areas, releasing stored waters to streams during
droughts. They are critical habitats for many of
New Jersey’s threatened and endangered species.
Perhaps the most salient function of wetlands
for many of New Jersey’s shore and riverine
communities is the natural flood control they
provide by storing excess water and releasing it to
surface waters over a period of time. In situations
where the total area of wetlands shrinks and their
natural functions decrease, the overall quality
and quantity of the surface water flow within
the watershed is altered. Expensive man-made
infrastructure is often required to make up for the
loss of wetlands.
South Amboy contains 31 acres of wetlands,
which are shown on the Environmental
Constraints Map. The majority of the City’s
wetlands are located near the coast and within the
Mocco Redevelopment Area.
Riparian Zones
A riparian zone refers to the areas along both sides
of a regulated waterway. These buffer areas are
either 50 feet, 150 feet, or 300 feet wide, depending
on the classification of the waterway. Riparian
zones do not apply to the Atlantic Ocean, man-
made lagoons, stormwater basins, or oceanfront
barrier islands. Maintaining the integrity of the
riparian zone is critical to protecting life and
property. Disturbance of the vegetation in the
zone can cause the banks of the waterways to
weaken, leading to higher levels of erosion and an
increased frequency of flooding.
In 2009 the City amended its zoning regulations
acknowledging the presence of riparian zones
within City limits and establishing a riparian
zone overlay district. The City acknowledges
the importance of protecting and managing the
riparian lands that lie adjacent to streams and
other surface water bodies. The implementing
ordinance established the riparian zone as an
overlay to the existing zoning districts where the
riparian areas are located. The more restrictive
provision applies to land disturbances resulting
from or related to any activity or use requiring
application for any of the following permits or
approvals within the Riparian Zone Overlay:
• Building Permit
• Zoning Variance
• Land Subdivision or Site Plan
South Amboy’s Wetlands and Riparian Zone
LAND USE ELEMENT
Land Use Element | 31
City of South Amboy | Master Plan
• Any land development matter that requires
Planning Board approval
The standards presented within the Overlay are
in conformance with New Jersey Department
of Environmental Protection regulations and
permitting requirements. The riparian zones can
be seen in the Existing Zoning Map.
Steep Slopes
In additional to traditional zones that regulate
development, South Amboy adopted a steep
slope ordinance in 2011 to regulate the intensity
of uses in areas of the City that are steeply sloped.
A “steep slope” is defined by the ordinance to
mean any slope equal to or greater than 20% as
measured over any minimum run of 10 feet, and
are determined based on contour intervals of two
or less feet. The steep slopes are shown on the
Environmental Constraints map. The purpose of
the ordinance is to limit soil loss, erosion, excessive
stormwater runoff, the degradation of surface
water, and to maintain the natural topography
and drainage patterns of the land. Additionally,
steep slope ordinances can help prevent damage
to life and property and infrastructure.
Known contaminated sites
The City of South Amboy has 15 Known
Contaminated Sites. The New Jersey Department
of Environmental Protection maintains a list
of Known Contaminated Sites in New Jersey.
These sites are under the oversight of the NJDEP
Site Remediation Program and have or had
contamination present at levels greater than the
applicable cleanup criteria for soil, ground water
standards, and/or maximum contaminated levels
(MCL’s) of Safe Drinking Water Standards. Ten
of the contaminated sites have a Licensed Site
Remediation Professional (LSRP) overseeing
the remediation and reuse of the site. The
remaining five contaminated sites have completed
remediation and have been issued a No Further
Action Letter/Response Action Outcome (NFA/
RAO). This final remediation document confirms
that a contaminated site was remediated in
accordance with all statues, rules, and guidelines.
The NFA/RAO is filed with the NJDEP and the site
is permitted to move forward with development.
The City’s 15 Known Contaminated Sites are
shown on the Environmental Constraints Map.
The majority of these sites are located along
current or former railroad rights-of-way.
City of South Amboy | Master Plan
ENVIRONMENTAL CONSTRAINTS
I2
Jc
Main St
John St
Raritan St
4th St
David St
Henry St
2nd St
Augusta St
US Hwy 9
Portia St
George St
5th St
State Hwy 35
Pupek Rd
Cedar St
Bordentown Ave
N Pine Ave
Conover St
1st St
S Feltus St
Elm St
Wilmont St
Barkalow St
S Broadway St
Lefferts St
6th St
Bertram Ave
Highland St
Feltus St N
Ferris St
Walnut St
Ward Ave
Conlogue Ave
Railroad Ave
S Pine Ave
Parker Ave
Louisa St
Lighthouse Dr
John T Oleary Blvd
Catherine St
S Shore Dr
Dayton St
Macedulski Ter
Davis Ln
Zebro Rd
S Broadway
Welch St
O Leary Blvd
Orchard Pl
Jerome Ave
Weber Ter
US Hwy 9
S Feltus St
Sayreville Borough
Perth Amboy City
µ
0
1,300
650
Feet
Source: NJOGIS, NJGIN, NJDEP, NJDOT
HEYER GRUEL & ASSOCIATES
October 2017
Environmental
Constraints
Wetlands
Slopes 20% and greater
Known Contaminated Sites
GF
Sites in the Licensed Site
Remediation Professional
Program
GF
Post-Remediation Sites with
an issued NFA or RAO with
use restrictions
LAND USE ELEMENT - Recommendations
Land Use Element - Recommendations | 33
City of South Amboy | Master Plan
CITY-WIDE LAND USE ISSUES
AND RECOMMENDATIONS
This Plan recommends the following policy
considerations, land use recommendations, and
zoning changes:
Land Development Ordinance
Issues
The changing nature of development in the City
has resulted in out-of-date zoning regulations
within the City’s ordinance. A comprehensive
review of the ordinances that provide the City with
a set of modern standards is vital to protecting the
residents of South Amboy from development that
may be contrary to the Master Plan and prevailing
law. Furthermore, other recommendations in this
plan will need to be codified into the City’s Land
Development Ordinance once enacted.
When considering amendments and updates to
the South Amboy’s Land Development Ordinance,
the City should take into account the existing lot
size patterns existing within the different zoning
districts. The relationship between lot size and
development plays an important role in creating
and maintaining the desired character of a
neighborhood.
Upon a detailed review of the City’s parcel base,
existing zoning standards are out of sync with
many existing lot sizes. The RA zone permits a
minimum lot size of 5,000 square feet for single-
family detached units and 10,000 square feet for
two-family structures. Within the R-A zone, 33%
of properties have lot areas less than 5,000 square
feet. Of these 33%, approximately 9% are less than
2,500 square feet. The majority of these smaller
properties are located west of South Broadway
Avenue, the City’s downtown “spine”. Due to this
area’s location adjacent to the City’s commercial
downtown core, the existing density pattern is
advantageous to the City’s long-standing goal
of increasing local businesses and supporting a
pedestrian-friendly downtown atmosphere.
In addition to undersized lots within residential
areas, the B-2 commercial zones of the City
RECOMMENDED ZONING CHANGES
RA Single-Family and Two-Family Conditional
RM Medium Density
RM-G (Not on current Zoning Map)
RM-T (Not on currrent Zoning Map)
RM-H (Not on current Zoning Map)
RC Residential Zone (Not on current Zoning Map)
B-1 General Business
B-2 Highway Commercial
M-1 Light Industrial
M-2 Heavy Industrial (Not on current Zoning Map)
R-1 Single-Family
R-2 One- and Two-Family
Eliminate
Eliminate
Eliminate
R-3 Medium Density
Eliminate
B-1 General Business
B-2 Highway Commercial
M-1 Light Industrial
Eliminate
also experience undersized lots. Undersized
parcels within commercial zones can lead to
underutilization and can hinder development.
Within the B-2 zone, the minimum permitted lot
area is 1 acre (43,560 square feet). However, 73%
of parcels within this zone are less than 1 acre in
size. The majority of the parcels within the B-2
are less than 10,000 square feet in size, with 26%
measuring less than 5,000 square feet.
The
following
recommendations
propose
amended standards for several zoning districts as
well as the creation of a new zone in order to reduce
the number of unnecessary non-conformities
and encourage appropriate development for each
zone.
Existing Zoning Districts
Proposed Zoning Districts
LAND USE ELEMENT - Recommendations
34 | Land Use Element - Recommendations
City of South Amboy | Master Plan
Recommendations
Prepare and adopt a comprehensive revision of
the City’s Land Development Ordinance.
This Land Use Plan Element recommends the
City complete an overhaul of the City’s land
development ordinance, including evaluations
of ordinance definitions, parking requirements,
permitted uses, updated bulk schedule, and the
addition of adopted amendments. Please see the
Zoning Changes Map for an illustrative depiction
of the proposed zoning changes. The following
are specific key recommended revisions to the
City’s zoning districts.
RA Single Family Residential Zone
It is recommended the RA zone be reduced in
size and allow other residential zoning districts
to govern certain areas of the City.
oo Rename zone to R-1 Single Family
Residential Zone.
oo Allow the following principal permitted
uses: single-family detached dwelling units,
public parks and open space, and places of
worship.
oo Allow the following accessory uses: private
garages, parking, other uses customarily
incidental and accessory to the principal
use, home occupations, generators, and
solar systems (see Sustainability Element
for more detail).
oo Any uses existing as of the adoption of this
Plan shall be grandfathered in as permitted
principal uses.
oo Eliminate
the
density
requirement;
minimum lot size is an appropriate standard
for establishing density.
oo Eliminate the minimum floor area/dwelling
unit standards.
oo Eliminate the minimum distance between
buildings
requirement.
The
setback
requirements adequately address this.
Recommended Bulk Standards for R-1 Single-Family
Minimum Lot Area
5,000 sf
Minimum Lot Width
50 feet
Minimum Lot Depth
100 feet
Minimum Front Yard
25 feet
Minimum One Side Yard
5 feet
Minimum Total Side Yards
10 feet
Minimum Rear yard
25 feet
Maximum Height
35 feet
Maximum Height (stories)
2.5 stories
Maximum Building Coverage
25%
Maximum Impervious Land Coverage
60%
Minimum off-street parking
RSIS Standards
Recommended Bulk Standards for Accessory Uses
Minimum Side Yard
3 feet
Minimum Rear Yard
3 feet
Maximum Height
15 feet
oo Parking requirements should conform
with the Residential Site Improvement
Standards (RSIS).
oo Recommended R-1 Bulk Standards are
listed below.
LAND USE ELEMENT - Recommendations
Land Use Element - Recommendations | 35
City of South Amboy | Master Plan
RB Residential Zone
This zone is listed in the zoning ordinance but
does not appear on the City’s zoning map. It is
recommended this zone be re-established with
the following amended standards.
oo Rename zone to R-2 One and Two Family
Residential Zone.
oo Allow the following principal permitted
uses: single family detached dwelling units,
two-family dwelling units, public parks and
playgrounds/recreational areas, child care/
daycare centers, and public and private
school facilities.
oo Allow the following accessory uses: private
garages, parking, other uses customarily
incidental and accessory to the principal
use, home occupations, generators, and
solar systems (see Sustainability Element
for more detail).
oo Allow neighborhood sales and services
as a conditional use for corner lots only.
These conditional retail uses should be on a
minimum lot size of 2,500 square feet.
oo Allow religious institutions, philanthropic
institutions, and utilities, as conditionally
permitted uses.
oo Any uses existing as of the adoption of this
Plan shall be grandfathered in as permitted
principal uses.
oo Re-zone the B-1 parcels on the west side of
the City to the R-2 zone.
Recommended Bulk Standards for R-2 One and
Two Family Residential
Minimum Lot Area Per Unit
5,000 sf
Minimum Lot Width Per Unit
50 feet
Minimum Lot Depth
100 feet
Minimum Front Yard
10 feet
Minimum One Side Yard
5 feet*
Minimum Total Side Yards
10 feet*
Minimum Rear yard
25 feet
Maximum Height
35 feet
Maximum Height (stories)
2.5 stories
Maximum Building Coverage
25%
Maximum Impervious Land Coverage
60%
Minimum off-street parking
RSIS standards
Recommended Bulk Standards for Accessory Uses
Minimum Side Yard
3 feet
Minimum Rear Yard
3 feet
Minimum Height
15 feet
*For Duplex: Minimum one side yard shall be 0 feet; Minimum total side yards shall be 10 feet.
oo Parking requirements should conform
with the Residential Site Improvement
Standards (RSIS).
oo The
following
chart
represents
the
recommended R-2 Bulk Standards.
RC Residential Zone
Eliminate this zone as it does not appear on the
City’s Zoning Map and no longer governs the
standards of any parcels within the City.
Residences in the RA Signle-Family Zone
LAND USE ELEMENT - Recommendations
36 | Land Use Element - Recommendations
City of South Amboy | Master Plan
Recommended Bulk Standards for R-3 Medium
Density Residential
Minimum Lot Area
10,000 sf
Minimum Lot Width
100 feet
Minimum Lot Depth
100 feet
Minimum Front Yard
10 feet
Minimum One Side Yard
10 feet
Minimum Total Side Yards
20 feet
Minimum Rear yard
25 feet
Maximum Height
35 feet
Maximum Height (stories)
2.5 stories
Maximum Building Coverage
30%
Maximum Impervious Land
Coverage
65%
Maximum Density for
Townhouse Developments
12 units/acre
Maximum Density for Multi-
family Developments
16 units/acre
Minimum off-street parking
RSIS standards
Recommended Bulk Standards for Accessory Uses
Minimum Side Yard
3 feet
Minimum Rear Yard
3 feet
Minimum Height
15 feet
RM Medium Density Residential Zone
The Bulk Standards Chart within the City’s
Zoning Ordinance lists three separate RM
Zones: RM-G, RM-T, RM-H. It is recommended
all three zones be consolidated and amended
standards be adopted.
oo Consolidate the three zones and rename
the new zone as R-3 Medium Density
Residential.
oo Allow the following principal permitted
uses: multi-family dwellings, townhomes,
permitted principal uses in the R-2 zone.
oo Allow parking, other uses customarily
incidental and accessory to the principal
use, generators, and solar systems to be an
accessory use (see Sustainability Element
for more information).
oo Block 84 Lot 8 should be rezoned to R-3 as
it is already developed with townhomes.
oo Parking requirements should conform
with the Residential Site Improvement
Standards (RSIS).
oo The
following
chart
represents
the
recommended R-3 Bulk Standards.
M-1 Light Industrial Zone
oo Maintain the existing bulk standards.
oo Rezone Block 161.02 Lot 24, located on the
waterfront, from the M-1 to the R-3 zone.
oo Rezone Block 104 Lot 1 to the B-2 Highway
Commercial zone as this area is no longer
being used for industrial purposes.
M-2 Heavy Industrial Zone
Eliminate this zone as it does not appear on
the City’s Zoning Map and no longer governs
the standards of any parcels within the City.
Various Redevelopment Plans now regulate the
land that was once within the M-2 Zone.
LAND USE ELEMENT - Recommendations
Land Use Element - Recommendations | 37
City of South Amboy | Master Plan
B-1 General Business Zone
As described in further recommendations,
this Plan recommends the City reevaluate the
zoning of the central downtown “spine” in
order to create one set of governing standards
for this section of the City. The following are
recommendations that pertain to the section
of Broadway spanning from Church Street to
Bordentown Avenue.
oo Allow the following principal permitted
uses: Retail sales and services, multifamily
residential (upper floors only), eating and
dining establishments, cafes, childcare
centers, daycare centers, adult daycare
centers, financial services, medical and
professional offices (upper floors only), live/
work artist studios, art galleries, theaters,
schools, public utilities, public parks, public
uses, and public parking (both surface and
structured).
oo Allow the following accessory uses: solar
systems (see Sustainability Element for
more detail).
oo Remove
the
regulation
that
states
apartments shall not exceed forty-nine
percent (49%) of total combined floor area
and the number of apartments shall not
accommodate more two (2) families.
oo Increase the maximum height from 2.5
stories/35 feet to 3 stories/45 feet (see the
following chart).
oo Recommended
standards
for
the
Downtown “Spine” can be found on the
following page.
B-2 Highway Commercial Zone
The following recommendations pertain to the
B-2 Highway Commercial Zone.
oo Expand the boundaries of the B-2 zone to
include an additional lot (Block 104 Lot 1)
adjacent to the Route 35/9 corridor.
oo Encourage the consolidation of lots
within this zone to ensure appropriate
size development. The existing small lots
support smaller-scale development that
is not suitable for such a heavily-traveled
corridor.
oo Encourage shared access arrangements for
all lots and development fronting the Route
35 corridor in order to reduce the number
of existing curb cuts and/or eliminate the
need for additional curb cuts. Decreasing
the number of curb cuts will also eliminate
potentially un-safe turning movements
from the highway thereby reducing un-safe
traffic congestion.
oo Incorporate by reference the New Jersey
DOT Highway Access standards into the
City Ordinance.
oo Eliminate the minimum distance between
buildings standard.
oo In addition to a 10% landscape coverage
standard, require a 10-foot wide landscape
buffer abutting the Route 35 corridor.
oo The
following
chart
represents
the
recommended B-2 Bulk Standards.
South Amboy’s Downtown “Sprine”
LAND USE ELEMENT - Recommendations
38 | Land Use Element - Recommendations
City of South Amboy | Master Plan
Recommended Bulk Standards for the B-1 General Business
(Downtown “Spine”)
Minimum Lot Area
2,500 sf
Minimum Lot Width
25 feet
Minimum Lot Depth
100 feet
Minimum Front Yard
-
Minimum One Side Yard
-
Minimum Total Side Yards
-
Minimum Rear yard
25 feet
Maximum Height
42 feet
Maximum Height (stories)
3 stories
Maximum Building Coverage
60%
Maximum Impervious Land Coverage
80%
Minimum off-street parking non-residential
Dependent on Use*
Minimum off-street parking residential
RSIS standards
*This Plan encourages the City to pursue a mix of use-dependent parking standards to optimize
parking opportunities. See parking recommendations.
Recommended Bulk Standards for B-2 Highway
Commercial
Minimum Lot Area
1 acre
Minimum Lot Width
200 feet
Minimum Lot Depth
200 feet
Minimum Front Yard
50 feet
Minimum One Side Yard
25 feet
Minimum Total Side Yards
50 feet
Minimum Rear yard
25 feet
Maximum Height
35 feet
Maximum Height (stories)
2 stories
Maximum Building Coverage
25%
Maximum Impervious Land Coverage
80%
Minimum off-street parking ratio
Dependent on Use
Development within the Downtown “Spine”
City of South Amboy | Master Plan
PROPOSED ZONING
I2
Jc
Sayreville Borough
Perth Amboy City
µ
0
1,300
650
Feet
Source: NJOGIS, NJGIN, NJDEP, NJDOT
HEYER GRUEL & ASSOCIATES
October 2017
Proposed Zoning
*See insert for detailed view of
proposed zoning in the downtown.
Zoning District
R-1: Single Family Residential
R-2: One and Two Family
Residential
R-3: Medium Density
Residential
B-2 Highway Commercial
M-1 Light Industrial
B-1 General Business
Riparian Zone Overlay
Redevelopment Area
Broadway/Main Street
Memorial Medical Center
Mocco Redevelopment
Area
Nothern Waterfront
Route 35 NB
Route 35 SB
Southern Waterfront
City of South Amboy | Master Plan
PROPOSED DOWNTOWN ZONING
I2
Jc
John St
2nd St
Main St
4th St
Augusta St
Henry St
David St
George St
N Pine Ave
1st St
Bordentown Ave
5th St
Mason St
S Broadway St
Stevens Ave S
Potter St
Church St
Stockton St
John T Oleary Blvd
Stevens Ave N
Catherine St
Lefferts St
N Rosewell Ave
Lighthouse Dr
Osprey Dr
Spinnaker Dr
Zebro Rd
Raritan Reach Rd
r Dr
Macedulski Ter
Bayshore Dr
Jerome Ave
S Pine Ave
Connors Dr
Adamecs Way
Henry St
St
David St
George St
µ
0
600
300
Feet
Source: NJOGIS, NJGIN, NJDEP, NJDOT
HEYER GRUEL & ASSOCIATES
October 2017
Proposed Downtown
Zoning Detail
Zoning District
R-1: Single Family Residential
R-2: One and Two Family
Residential
R-3:Medium Density
Residential
B-1 General Business
B-2 Highway Commercial
M-1 Light Industrial
Special Improvement District,
with coordinated zoning
standards
Redevelopment Area
Broadway/Main Street
Memorial Medical Center
Mocco Redevelopment Area
Nothern Waterfront
Route 35 NB
Route 35 SB
Southern Waterfront
Jc
I2
Sayreville Borough
Perth Amboy City
City of South Amboy | Master Plan
PROPOSED ZONING CHANGES
I2
Jc
Sayreville Borough
Perth Amboy City
µ
0
1,300
650
Feet
Source: NJOGIS, NJGIN, NJDEP, NJDOT
HEYER GRUEL & ASSOCIATES
October 2017
Zoning Changes
Proposed Zoning District
R-1 Single Family Residential
R-2 One and Two Family
Residential
R-3 Medium Density
Residential
B-2 Highway Commercial
Zoning Unchanged
Riparian Zone Overlay
*See insert for detailed view of
proposed zoning change in the
downtown.
LAND USE ELEMENT - Recommendations
42 | Land Use Element - Recommendations
City of South Amboy | Master Plan
The following recommendations are in regards to
other aspects of the City’s Land Use Development
Ordinance.
Flood Management Prevention
Update this chapter of the City’s code to include
post-Sandy
FEMA
regulations,
including
discussion of the National Flood Insurance
Program (NFIP), and to reflect the most up-to-
date Flood Insurance Rate Map.
Flood Damage Prevention Ordinance
The City should update the Flood Damage
Prevention ordinance to reference the most up-
to-date FEMA flood information.
Reevaluate the patchwork of the standards
of the City’s downtown core
The development along Broadway is governed by
three different sets of standards: the Broadway/
Main Street Redevelopment Area, the B-1
General Business Zone, and the Special Design
District. This Plan recommends evaluating the
overlapping standards to determine if there is
a way to consolidate the three sets and make
the zoning regulations in this area more user
friendly (see recommendations regarding the
Broadway/Main Street Redevelopment Area in
the Redevelopment Planning section of Land
Use Recommendations). This Plan proposes
that the City consider integrating the Special
Design District standards with the underlying
zoning/redevelopment area and create one set
of standards for the portion of Broadway that
extends from Church Street to Bordentown
Avenue.
Special Design District
oo This Plan recommends removing Block 30
Lot 1 from the affected properties as this lot
is not near the City’s downtown.
oo It is recommended that the standards of
the Special Design District be consolidated
with the underlying zoning/redevelopment
area to create one set of cohesive standards
for the City’s downtown.
Arts District
oo The Arts District was formed in 2016
to invigorate the City’s downtown and
welcome multidisciplinary artists to the
community. As this initiative continues to
grow the City should ensure reasonably
priced housing for artists and promote
programs such as art incubation, popup
artist kiosks, gallery walks, mural projects,
and art fairs.
As
previously
discussed,
this
plan
recommends live/work artist units be
a principal permitted use in the City’s
downtown as well as the Broadway/Main
Street redevelopment area. Live/work units
are beneficial and attractive to artists as the
artist is no longer forced to find a secondary
work space, resulting in reduced housing
and living costs. When determining
standards for live/work units, the City
should consider standards for floor area
of work use vs live use, hours of operation,
limits on types of activities, and number of
on-site employees.
The City should encourage the adaptive
reuse of existing structures as resources for
artists.
Additionally, temporary uses provide a
unique opportunity for both the City and
local artists. Such temporary uses include
art fairs and music festivals, pop-up kiosks
and storefront galleries, and open air
markets. In amending its zoning ordinance,
this Plan recommends the City include
artist-friendly uses as permitted temporary
uses for all properties located within the
Arts District.
As
South
Amboy
reevaluates
its
Redevelopment Plans, it is recommended
the City consider a public art requirement
for
new
development
within
the
redevelopment areas. Alternatively, City
could consider a “Percent for Art,” where
new development along the waterfront is
required to provide a certain percentage of
construction be set aside for the addition of
public art or to be placed in a designated
arts fund.
LAND USE ELEMENT - Recommendations
Land Use Element - Recommendations | 43
City of South Amboy | Master Plan
Redevelopment Planning
Issues
The City has successfully used the redevelopment
process as a way to move development in the City
forward. As the City continues implementing its
Redevelopment Plans, there may be a need to
revisit and amend certain aspects of the plans,
particularly as markets fluctuate and the needs of
the community change. The City should capitalize
on opportunities within the Redevelopment
Areas to further fulfill the community’s needs
such as including components for additional
public parks and amenity space, upgrades to the
City’s infrastructure, etc. Attention should be paid
to the progression of the waterfront areas where
residents showed particular interest in seeing
additional recreational facilities located within
these areas.
Recommendations
Reevaluate each of the City’s Redevelopment
Plans.
South Amboy has effectively capitalized on the
redevelopment process to support the City’s
development needs. The six Redevelopment
Plans were written in the 1990’s and early 2000’s,
and several received subsequent amendments. A
significant amount of development has occurred
within the City since the original plans were
adopted. While several of the plans have been
amended over the past decade and a half, the City
should conduct a comprehensive review of each
of the adopted Redevelopment Plans to determine
where and if development needs have changed.
This Plan recommends the following specific key
amendments to Redevelopment Areas that would
support the implementation of the Master Plan’s
Goals and Objectives:
Broadway/Main Street Redevelopment Area:
oo This Plan recommends the City reevaluate
the boundaries and uses of the Broadway/
Main Street Redevelopment Area to
ensure development needs are adequately
addressed. The uses along Broadway should
be complementary to the Manhattan Beach
Club development, proposed for the large
tract of land northeast of the train station
that will consist of over 1,700 residential
units. To accommodate the related yet
separate needs and uses of Broadway and
the Manhattan Beach Club, this Plan
recommends a new district for the latter
development. An amendment to the Plan
should assign this new district its own
discrete standards.
oo The residents of South Amboy expressed
concern about the types of uses seen on
the ground floor along Broadway, the
City’s central downtown corridor. This
Master Plan recommends amendments to
the Broadway/Main Street Redevelopment
Plan to change the principal permitted uses
on each floor. These recommended changes
will encourage an active streetscape and
Broadway/Main Street Redevelopment Area
LAND USE ELEMENT - Recommendations
44 | Land Use Element - Recommendations
City of South Amboy | Master Plan
foster pedestrian usage and a sense of
downtown community:
■■Allow the following principal permitted
uses: Retail sales and services, multifamily
residential (upper floors only), eating and
dining establishments, cafes, childcare
centers, daycare centers, adult daycare
centers, financial services, medical and
professional offices (upper floors only),
work/live artist studios, art galleries,
theaters, schools, public utilities, public
parks, public uses, and public parking
(both surface and structured).
■■Allow the following accessory uses: solar
systems (see Sustainability Element for
more detail).
■■Remove the regulation that states
apartments shall not exceed forty-nine
percent (49%) of total combined floor
area and the number of apartments shall
not accommodate more two (2) families.
■■Increase the maximum height from 2.5
stories/35 feet to 3 stories/45 feet (see the
following chart).
■■During the public outreach process,
it
became
apparent
that
bicycle
infrastructure is most desired within the
waterfront redevelopment areas. This
Plan recommends the Broadway/Main
Street Redevelopment Plan be amended
to require bicycle infrastructure within
all new development located along the
waterfront.
Northern Waterfront Redevelopment Area
oo Similar to the previous recommendation,
this Plan recommends the Northern
Waterfront
Redevelopment
Plan
be
amended to require bicycle infrastructure
within all new development.
oo The Northern Waterfront Redevelopment
Plan should be amended to allow uses that
complement the Broadway/Main Street
Redevelopment Area, including retail and
commercial standards that would permit
grocery store development.
Mocco Redevelopment Area
oo This area was designated as an Area in
Need of Redevelopment in 2002. However,
a Redevelopment Plan was never prepared.
The City should prepare a Redevelopment
Plan for this Area that encourages growth
and investment in this unused piece of land.
Vacant Parcels
Issues
As previously noted, vacant land accounts for
approximately 17.4% of the City’s total land area.
While a portion of this vacant land is within
redevelopment areas and has development
proposals underway, there remains several
tracts of “vacant” land with no future plans for
development or productive contribution to the
City.
Vacant Parcel
Mocco Redevelopment Area
LAND USE ELEMENT - Recommendations
Land Use Element - Recommendations | 45
City of South Amboy | Master Plan
The
City
should
continue
to
focus
on
redevelopment to encourage the development of
vacant parcels in South Amboy. While most of
the vacant parcels in the City are already within
a redevelopment area, there remain several areas
with no clear goals for development.
Recommendations
Explore options of greenways in old rail rights-
of-way.
Portions of the former Raritan River Railroad
right-of-way have sat unused since the rail line
merged with Conrail in 1980. These vacant
sections extend east from North Pine Avenue
between George Street and Bordentown Avenue
before curving south to cross Bordentown Avenue,
then extending east, running directly north of
the Frog Hollow Swim and Tennis Club and
the Venetian Care & Rehabilitation Center and
ending at South Broadway. This Plan recommends
the City explore the use of this right-of-way as a
greenway, providing walking and biking paths
and connecting users to both the downtown and
the waterfront. Additional pedestrian and bicycle
infrastructure could be implemented along
Broadway to bring users north to the downtown
as well as along John O’ Leary Boulevard,
directing users east to the waterfront. A series of
wayfinding signs and marketing strategies such
as mile markers and exercise tips could be placed
throughout the walkway to encourage usage.
There are additional sections of the former Raritan
River Railroad located on the northwestern
end of the City that should be examined when
considering potential greenway spaces.
The City should explore funding sources for
this project from sources such as the federal
Transportation
Alternatives
(TA)
program.
This program funds a series of different types
of transportation-related activities including
the conversion of abandoned railroad corridors
to trails in order to help expand travel and
recreational
activities
opportunities.
This
program also provides funds that would help
implement streetscape improvements that would
Bordentown Ave
George St
John St
N Pine Ave
Ferris St
Portia St
Catherine St
S Broadway St
Gordon St
Stevens Ave S
Louisa St
Stevens Ave
Catherine St
Gordon St
Potential area for public open space
make the pathway from this proposed greenway
to the downtown/waterfront safe and accessible
for users.
Another program that provides funds for trails is
the Rivers, Trails, and Conservation Assistance
Program (RTCA). This program is a branch of
the National Park Service and it is dedicated to
helping local groups preserve and develop open
space.
More information on potential funding sources
for trail systems and open space can be found in
the Financing and Funding section
of the Rails-to-Trails Conservancy
webpage.
LAND USE ELEMENT - Recommendations
46 | Land Use Element - Recommendations
City of South Amboy | Master Plan
Connections
Issues
Interconnectivity has historically been a focus
of South Amboy land use planning and should
continue as such. However, there remains
a disconnect between portions of the City,
particularly the neighborhoods east of the train
tracks as well as the residential neighborhoods
in the north of the City, separated by the freight
rail line. Additionally, pedestrian connections to
the City’s waterfront, while improving, continue
to be minimal and not visible to residents. It is
recommended that South Amboy pursue the
following connectivity solutions.
Recommendations
Increase connections between the South Amboy
residential neighborhoods and the South
Amboy waterfront.
oo Continue the waterfront walkway from its
current terminating point in the Southern
Waterfront Redevelopment Area through
the entire length of South Amboy’s
waterfront.
oo Increase
visibly
accessible
public
connections in the Southern Waterfront
Redevelopment Area to the current
walkway and beach. These connections
should be visible for both pedestrians and
vehicles. Several of the existing pedestrian
connections within this area of the City
are not clear and appear to be private
accesses for the adjacent residences. It is
recommended the City implement easy-to-
read signage encouraging pedestrian usage
of the pathways leading to the water.
oo As the beaches expand, increase parking
opportunities for patrons.
Plan for increased connections between the
proposed ferry terminal, the downtown, and
residential areas.
oo The City has an opportunity to create
new and appropriate connections to the
future ferry terminal that allow for easy
pedestrian and automobile access. The City
should ensure a pedestrian and commuter-
based focus that links the ferry terminal
and waterfront to the downtown transit
facilities as well as the retail available on
Broadway.
Increase connections between the South Amboy
residential districts and the downtown “spine.”
oo Improve
streetscapes
in
residential
neighborhoods to promote walkability.
Provide safe, well-lit, and pleasant streets
with wide sidewalks and quality lighting,
landscaping, and seating.
oo Install wayfinding signage that is easy to
read to direct pedestrians, cyclists, and
vehicles through the network of streets, bike
lanes, and walkways. Wayfinding signage
Existing connection between residential neighborhood
and the Waterfront Walkway
LAND USE ELEMENT - Recommendations
Land Use Element - Recommendations | 47
City of South Amboy | Master Plan
should provide enough information at key
decision points to keep individuals moving
toward their intended destination. This
will help to create connections between the
people and the physical environment.
Strengthen existing railroad crossings with
wayfinding signage.
oo There are three at-grade rail crossings that
connect the eastern side of the railroad
tracks with the western side. There is
additionally a pedestrian crossing near the
train station that allows pedestrians to cross
back and forth. The City should strengthen
these crossing points with signage directing
residents to the downtown and waterfront.
Parking
Issues
Parking standards play a critical role in the
facilitation of a strong pedestrian environment,
both in the City’s central downtown core and in
the residential neighborhoods. The location and
availability of parking throughout the City can be
problematic and offers a challenge to development
efforts. Free on-street parallel parking is currently
provided along Broadway as well as the majority of
the residential streets. The current parking model,
however, is inefficient and parking congestion
continues throughout the City. Parking within
South Amboy, specifically in the downtown and
future development along the waterfront, should
be viewed collectively rather than individually.
As is the case in many towns throughout New
Jersey, there is no single way to solve the parking
challenges within South Amboy.
Recommendations
Develop a comprehensive parking management
strategy, whereby parking programs work
within a larger framework of the City’s overall
parking needs.
A parking management strategy would implement
numerous parking initiatives, enacted where most
appropriate. The City should consider adopting
a series of parking management initiatives,
including but not limited to:
oo Minimum Parking Standards
The City identifies parking regulations
based on each individual use.
oo Parking Fee for Deficient Spaces
Any development that does not provide
the number of parking spaces required
per the standards must request a variance
and pay a fee into a special fund set up for
parking within the City. The monies from
this fund would be dedicated to parking-
related maintenance as well as future public
parking development projects. Such fee
could be set at a sliding scale depending on
the number of deficient spaces.
Existing commuter parking lot at tran station
LAND USE ELEMENT - Recommendations
48 | Land Use Element - Recommendations
City of South Amboy | Master Plan
oo Shared Parking
This Plan encourages South Amboy to
pursue a shared parking option within the
City’s downtown and future development
along the waterfront. Parking in these areas
should be viewed collectively as different
uses require different amounts of parking
at different times during the day. Should a
shared parking agreement be implemented,
developers should use the peak parking
times and percentages determined in
“Shared Parking,” published and amended
by the Urban Land Institute.
oo Special Improvement District with Parking
Management Component
As development continues in South
Amboy’s downtown and waterfront, the
City should consider legislation authorizing
the downtown to become a Special
Improvement District (SID). SIDs promote
local business activity and work to create
vibrant downtown communities as well
as reserve property values within the area.
These districts are typically nonprofits with
Boards made up of business and property
owners from within the designated district.
As part of the Special Improvement District,
a parking management component could
be implemented. A parking management
component is ideal for smaller downtowns
with multiple property owners. Because
these smaller downtown environments,
such as South Amboy’s Broadway Street,
are conducive to walking, the “park once”
approach is enticing to patrons visiting the
area. A parking management component
allows every business to share the same pool
of parking. A portion of the fees that are
collected as part of the Special Improvement
District are designated as parking-related
fees. The SID Board utilizes the parking
related money to oversee all of the parking
within the district and is responsible for
parking-related
maintenance,
security,
enforcement, signage, etc. Incentives for
this option for developers include lower
parking requirements and release of
maintenance-related responsibilities once
the parking is constructed.
oo Residential
Parking
Permits
along
Residential Streets
A major concern during the public outreach
was the on-street parking congestion along
residential streets throughout the City. Due
to the dense nature of the City, some houses
have minimal driveway space and others
have no driveway at all, requiring that
residents use street parking as their primary
parking location. Implementing Residential
Parking Permit districts (RPP) would
designate street parking areas for permit-
holding residents. These restrictions could
be either in place full time, or applicable
Existing residential parking along Church Street
LAND USE ELEMENT - Recommendations
Land Use Element - Recommendations | 49
City of South Amboy | Master Plan
only during evening hours. For example,
between 5:00 pm and 7:00 am parking
restrictions are in effect, but between 7:00
am and 5:00 pm, parking would be available
to everyone. This Plan recommends that the
City conduct a parking study to determine
if there are suitable locations to implement
residential parking permit districts.
oo Existing Parking
This Plan encourages the City to make
efficient use of existing parking by clearly
marking and identifying parking spaces
and providing appropriate signage to
direct drivers to on-street and lot parking.
Wayfinding signage should be installed
to assist in this effort. To maximize use of
existing parking, the City should encourage
a mix of uses.
Food Access
Issues
A major concern raised during the City’s
public outreach process is the lack of access
to food sources within South Amboy. A Key
Food supermarket formerly operated at 611
Bordentown Avenue, in the southwest section
of the City, but closed in 2015 due to a fire.
Prior to Key Food, the same site was home to a
FoodTown grocery store. The store sustained
damage from Superstorm Sandy, however, and
shut its doors soon after the storm. In the fall of
2016, a Rutgers graduate-level studio performed
a study of the City to determine best practices for
establishing South Amboy as a “Healthy City.”
Their final document, “South Amboy: Building
a Healthier Future,” put forth recommendations
designed to support South Amboy’s food-related
needs. This Plan recommends the City utilize
the recommendations from the Rutgers plan to
supplement the information presented herein.
Recommendations
Since the closing of the Key Food, the City reached
out to Trader Joe’s in the hopes South Amboy
might be the next New Jersey location. This Plan
puts forth the following recommendations:
Continue to pursue partnerships with Trader
Joe’s as well as other smaller grocery chains
such as Aldi and Lidl.
Aldi is the brother company of Trader Joe’s and
Lidl is a successful German grocery chain that is
expanding in the US. All three of these grocery
chains are smaller in size and appropriate for
South Amboy.
Adopt
zoning
regulations
that
establish
community gardens as a permitted use in
appropriate areas of the City.
Community gardens not only promote healthy
eating and lifestyles, they also foster a sense
of community and encourage neighborhood
Small grocery store chains, such as Lidl, are appropriate
for South Amboy
LAND USE ELEMENT - Recommendations
50 | Land Use Element - Recommendations
City of South Amboy | Master Plan
improvement. It is recommended the City adopt
zoning regulations that make the development
of community gardens easier by incorporating
them as a permitted use. Additionally, this
plan recommends the City partner with the
Board of Education to determine if any sites at
the elementary and/or middle/high school are
appropriate for community gardens. Community
gardens are appropriate within the R-1, R-2,
R-3, and B-1 zones as well as the Broadway/
Main Street, Mocco, Northern Waterfront, and
Southern Waterfront Redevelopment Areas.
The YMCA received a Healthy Futures grant
in 2013. With the grant, the YMCA built and
continues to operate a community garden on
its property and runs classes on the techniques
of managing a garden. Community gardens can
be cultivated on a variety of locations to serve
a variety of needs. Community gardens may be
found as a temporary or permanent use, on private
or public land, as a food source for the residents
or to serve local uses such as restaurants, schools,
and hospitals.
The City should consider pursuing such tools as
land banks, conservation easements, land trusts,
and leases to foster long-lasting community
garden land use.
Adopt zoning regulations that establish farm
stands and farmers’ markets as permitted uses
in appropriate areas of the City.
Farmers’ markets provide access to healthy,
locally grown foods and are inherently beneficial
to communities in which they are located. The
City previously had a farm stand at the public
plaza adjacent to the train station but a stand has
not been present for some time. Farmers’ markets
are appropriate within the B-1 and B-2 zones
as well as the Broadway/Main Street, Northern
Waterfront, Southern Waterfront, and Route 35
Northbound Redevelopment Areas.
The City should additionally enact zoning
ordinances establishing operating standards for
farmers’ markets. Zoning regulations should be
adopted that address market duration/hours of
operation, parking, acceptance of federal food
assistance, recycling, and trash collection.
The City can increase support for farmers’
markets through partnerships with other public
agencies or private institutions, including the
school district, local neighborhood groups, the
senior center, local businesses, and agricultural
organizations.
In promoting farmers’ markets, the City should
ensure there is a “one-stop” location within the
Parks and Recreation department that provides
information about and assistance with obtaining
required permits and promoting market locations.
This Plan encourages the City to pursue
relationships with local farms and bring in
vendors to the City. Potential partnerships could
include one with Dieker’s Farm Market, located in
The plaza outside of the train station is an appropriate
location for a farmer’s market
YMCA
LAND USE ELEMENT - Recommendations
Land Use Element - Recommendations | 51
City of South Amboy | Master Plan
Seyerville or the Matawan Community Supported
Agriculture (CSA).
Potential sites for farmers’ markets include the
public plaza adjacent to the train station, not
yet identified locations within the waterfront
redevelopment areas, and the vacant lot located
at the corner of Henry Street and Broadway (119
South Broadway), Raritan Bay Waterfront Park,
and the new ferry terminal.
Amend Redevelopment Plans to include
provisions for grocery store development.
It is recommended the City amend the Northern
Waterfront Redevelopment Plan to establish
grocery stores as a permitted use. The Plan
currently permits industrial recycling facilities
only. Regulations should be established that
facilitate easy pedestrian, bicycle, and automotive
access to future food stores.
Pursue partnerships and funding to bring in
grocery store development.
The City should pursue potential partnerships and
funding sources that encourage the development
of grocery stores. One such source to investigate
further is the New Jersey Food Access Initiative
(NJFAI). This state-wide financing program was
designed to help with funding of healthy food
projects in underserved areas of the State.
South Amboy should also utilize the resources
of the Healthy Food Financing Initiative that
was announced in 2010 to help bring healthy
food stores to underserved urban and rural
communities. The Healthy Food Access Portal
(found at www.healthyfoodaccess.org) offers
a surplus of information regarding funding
options and healthy programs municipalities can
participate in. This Plan recommends the City put
together a task force to further investigate options
that are available to South Amboy.
Reduce any regulatory barriers to grocery store
development.
The City can incentivize grocery store development
by expediting the approval processes, thereby
reducing overall project costs. For example,
assigning a single contact person within City Hall
will help developers navigate the process with
more ease and speed.
Historic Preservation
Issues
Historic buildings and sites add value to
communities that embrace them. South Amboy’s
rich history contributes to its identity and
provides the community with valuable resources
and links to the past. The City has an active
Historical Society that hosts events for the public
and has established historical markers throughout
the City. During South Amboy’s public outreach
process, a general consensus was derived from
the participating residents in favor of establishing
a historic district(s) within the City. In response
to the residents’ enthusiasm, the City adopted
Historic marker in South Amboy
LAND USE ELEMENT - Recommendations
52 | Land Use Element - Recommendations
City of South Amboy | Master Plan
Ordinance #11-2017 on August 16, 2017, which
established a Historic Preservation Commission
and criteria for deeming local structures, objects,
sites, etc., worthy of designation.
Recommendations
Effectuate
the
Ordinance
by
appointing
members
to
the
Historic
Preservation
Commission.
Pursue
further
investigation
into
the
designation of historic districts within the
City. If a district is designated in the future,
the City should reevaluate the design standards
in the City’ Land Development Ordinance
and revise where appropriate to include more
extensive design standards for structures within
designated districts.
Explore incentives to encourage maintenance
and proper façade restoration of historically
notable buildings. Discourage the subdivision
of historical buildings.
Historic postcard of downtown South Amboy
III. HOUSING ELEMENT
HOUSING ELEMENT
54 | Housing Element
City of South Amboy | Master Plan
INTRODUCTION
The City of South Amboy occupies approximately
2.7 square miles, 1.5 of which is land, in Middlesex
County, New Jersey. The City is surrounded to
the north, south, and west by the Borough of
Sayreville. The Raritan Bay comprises the City’s
eastern boundary and Perth Amboy is located to
the north, across the Bay.
The following Community Profile identifies
the demographic makeup of the City of
South Amboy. Analysis of growth, economic
makeup,
housing
stock,
and
employment
characteristics allows the Master Plan to provide
informed recommendations based on existing
characteristics.
Population
The population trends experienced in South
Amboy, Middlesex County, and the State of New
Jersey from 1930 through 2010 are shown below as
well as the 2014 population estimate from the U.S.
Census Bureau American Community Survey.
There were 8,631 residents in South Amboy in
2010, which was an increase of 718 people, or 9.1
percent, from 2000. The 2014 population estimate
also shows a slight increase to 8,749 persons.
South Amboy’s population peaked in 1970 before
experiencing steady decrease through 1990. The
City’s population has continuously increased
since 1990. Middlesex County and the State of
New Jersey have both experienced steady growth
Population Trends
Year
South Amboy
Middlesex County
New Jersey
Population
Change
Population
Change
Population
Change
Number
Percent
Number
Percent
Number
Percent
1930
8,476
-
-
212,208
-
-
4,041,334
-
-
1940
7,802
-674
-8.0%
217,077
4,869
2.3%
4,160,165
118,831
2.9%
1950
8,422
620
7.9%
264,872
47,795
22.0%
4,835,329
675,164
16.2%
1960
8,422
0
0.0%
433,856
168,984
63.8%
6,066,782
1,231,453
25.5%
1970
9,338
916
10.9%
583,813
149,957
34.6%
7,171,112
1,104,330
18.2%
1980
8,322
-1,016
-10.9%
595,893
12,080
2.1%
7,365,011
193,899
2.7%
1990
7,863
-459
-5.5%
671,780
75,887
12.7%
7,730,188
365,177
5.0%
2000
7,913
50
0.6%
750,162
78,382
11.7%
8,414,350
684,162
8.9%
2010
8,631
718
9.1%
809,858
59,696
8.0%
8,791,894
377,544
4.5%
2014
Estimate
8,749
118
1.4%
824,046
14,188
1.8%
8,874,374
82,480
0.9%
Source: U.S. Census Bureau, 2009-2013 American Community Survey 5-Year Estimates
since the 1930’s, with large population swells in
the fifties and sixties.
HOUSING ELEMENT
Housing Element | 55
City of South Amboy | Master Plan
Population Composition by Age
The median age of the residents in South Amboy
in 2010 was 37.2 years. Analysis of age group
characteristics provides insight into the actual
changes in population. This comparison is helpful
in determining impacts these changes have on
housing needs, community facilities and services
for the City. As detailed in the table below, the
entire composition of South Amboy experienced
notable shifts since 2000. The most significant
increase was in the 55 to 64 age group, which saw
an increase of 85.7 percent. The 45 to 54 age group
also increased significantly by approximately 30
percent. Declines were seen in the under 5 to
14 age group (-17.9%) and 35 to 44 age group
(-11.3%).
Middlesex
County
experienced
population
fluctuation as well. The most significant increases
were also in the 55 to 64 age group (45.9%) and
the 45 to 54 age group (21.5%). Decreases were
seen in the 25 to 34 age group (-4.7%) and the 35
to 44 age group (-8.8%).
Population by Age 2000 and 2010, City of South Amboy
Population
2000
2010
Change, 2000 to 2010
Number
Percentage
Number
Percentage
Number
Percentage
Total population
7,913
100.0%
8,631
100.0%
718
9.1%
Under 5 years
474
6.0%
520
6.0%
46
9.7%
5 to 14
1,142
14.4%
945
10.9%
-197
-17.3%
15 to 24
918
11.6%
1,071
12.4%
153
16.7%
25 to 34
1,142
14.4%
1,271
14.7%
129
11.3%
35 to 44
1,465
18.5%
1,299
15.1%
-166
-11.3%
45 to 54
1,082
13.7%
1,403
16.3%
321
29.7%
55 to 64
617
7.8%
1,146
13.3%
529
85.7%
65 and over
1,073
13.6%
976
11.3%
-97
-9.0%
Source: U.S. Census Bureau
Population by Age 2000 and 2010, Middlesex County
Population
2000
2010
Change, 2000 to 2010
Number
Percentage
Number
Percentage
Number
Percentage
Total population
750,162
100.0%
809,858
100.0%
59,696
8.0%
Under 5 years
49,390
6.6%
50,006
6.2%
616
1.2%
5 to 14
100,140
13.3%
102,594
12.7%
2,454
2.5%
15 to 24
99,392
13.2%
115,743
14.3%
16,351
16.5%
25 to 34
117,105
15.6%
111,577
13.8%
-5,528
-4.7%
35 to 44
128,839
17.2%
117,515
14.5%
-11,324
-8.8%
45 to 54
100,323
13.4%
121,924
15.1%
21,601
21.5%
55 to 64
62,383
8.3%
91,037
11.2%
28,654
45.9%
65 and over
92,590
12.3%
99,462
12.3%
6,872
7.4%
Source: U.S. Census Bureau
HOUSING ELEMENT
56 | Housing Element
City of South Amboy | Master Plan
Population Composition by Race
According to the 2010 Census, the majority of
the population of South Amboy identifies as
white (86.4%). Of the remaining 13.6 percent,
4.4 percent identified as Black/African American,
4 percent identified as Asian, and 3 percent
identified as “Other Race.” Two percent identified
as two or more races. Additionally, 13.4 percent
of the population reported being of Hispanic/
Latino origin. The City has become more diverse
since 2000 when 94.2 percent of the population
identified as while. While the number of residents
who identify as white has remained almost
identical, the minority populations have grown
significantly. The most significant increase was
seen in residents who identify as Black/African
American (461.8% increase). Significant increases
were also seen in the Asian population (219.3%)
as well as those who report being of Hispanic/
Latino origin (116.9%).
Households
A household is defined as one or more persons,
either related or not, living together in a housing
unit. In 2010 there was a total of 3,372 households
in South Amboy. Roughly 56 percent of the
households were occupied by two persons or less.
The average household size of the City in 2010
was 2.56, slightly less than that of the County’s
average of 2.8. Both the City’s and the County’s
largest percentage of households was a two-
person household, 29.6 percent and 27.2 percent
respectively. The City’s second most common
Population Composition by Race, 2010, City of South Amboy
2000
2010
Change, 2000 to 2010
Number
Percent
Number
Percent
Number
Percent
Total Population
7,913
100.0%
8,631
100.0%
718
9.1%
One Race
7,785
98.4%
8,456
98.0%
671
8.6%
White
7,456
94.2%
7,459
86.4%
3
0.0%
Black or African
American
68
0.9%
382
4.4%
314
461.8%
American Indian
and Alaska Native
15
0.2%
9
0.1%
-6
-40.0%
Asian
109
1.4%
348
4.0%
239
219.3%
Native Hawaiian
and Other Pacific
Islander
2
0.0%
0
0.0%
-2
-100.0%
Other Race
135
1.7%
258
3.0%
123
91.1%
Two or more Races
128
1.6%
175
2.0%
47
36.7%
Hispanic or Latino
534
6.7%
1,158
13.4%
624
116.9%
Not Hispanic or Latino
7,121
90.0%
7,473
86.6%
352
4.9%
Source: U.S. Census Bureau
household size was one-person households
(26.7%), closely followed by three-person
households (19.8%).
Family households are defined as two or more
persons living in the same household, related by
blood, marriage or adoption. They do not include
same-sex married couples. Most households in the
City in 2010 were family households, comprising
66.9 percent of all households. The average
family size was 3.11 persons. The majority of
family households (69.9%) were married-couple
families, 40.3 percent of which had children
under the age of 18. Roughly 27 percent of the
households were one-person households, with
male householders representing 47.8 percent and
female householders representing 52.2 percent.
In providing more detail of households, the 2010
Census includes the sub-groups of non-traditional
HOUSING ELEMENT
Housing Element | 57
City of South Amboy | Master Plan
households: Other family and Non-family
households. “Other” family households made up
20.1 percent of all households, 70.1 percent of
which were female households with no husband
present. “Non-family” households are defined as
households that consist of a householder living
alone or sharing the home exclusively with
people whom he/she is not related. Non-family
households comprised approximately 6.4 percent
of all households in the City.
Household Size- Occupied Housing Units, 2010, City of South Amboy
and Middlesex County
City
County
Number
Percent
Number
Percent
Total Households
3,372
100.0%
281,186
100.0%
1-person household
900
26.7%
62,150
22.1%
2-person household
997
29.6%
79,683
28.3%
3-person household
668
19.8%
53,985
19.2%
4-person household
501
14.9%
49,762
17.7%
5-person household
194
5.8%
20,911
7.4%
6-person household
69
2.0%
8,545
3.0%
7-or-more-person
household
43
1.3%
6,150
2.2%
Average
Household Size
2.56
2.8
Source: U.S. Census Bureau
Household Size and Type, 2010, City of South Amboy
Total
Percent
Total Households
3,372
100.0%
1 Person Households
900
26.7%
Male Householder
430
47.8%
Female Householder
470
52.2%
2 or More Person Household
2,472
73.3%
Family Household
2,256
66.9%
Married Couple Family
1,577
69.9%
With own children
under 18 years
636
40.3%
No children under 18
years
947
60.1%
Other Family
679
20.1%
Male Householder, No
Wife Present
203
29.9%
With own children
under 18 years
86
42.4%
No children under 18
years
117
57.6%
Female Householder, No
Husband Present
476
70.1%
With own children
under 18 years
221
46.4%
No children under 18
years
255
53.6%
Nonfamily Households
216
6.4%
Male Householder
128
59.3%
Female Householder
88
40.7%
Average Family Size
3.11
Source: U.S. Census Bureau
HOUSING ELEMENT
58 | Housing Element
City of South Amboy | Master Plan
Income
As measured in 2014, South Amboy had a median
household income roughly the same as that of the
State of New Jersey and slightly lower compared
to Middlesex County. In 2014, the median income
in South Amboy was $73,710, roughly $6,408 less
than that of the County and $1,648 more than the
State’s median income.
In 2014, over 62 percent of all households in the
City earned $50,000 or more with the largest
percentage (25.9%) earning $100,000 to $145,999.
This percentage was followed by those households
that earned $75,000 to $99,999 (13.3%) and finally
those who earned $50,000 to $75,999 (12.8%).
About 25 percent of households earned less than
$35,000. In Middlesex County, the most common
income bracket was also the $100,000 to $145,999
range with 20.3 percent of households earning
that much. Roughly 21 percent of households in
the County earned less than $35,000.
Poverty Status
Of the 8,742 persons of South Amboy’s population
for which poverty status is determined, 672
individuals, or 7.7 percent, lived in poverty in
2014. Of those in poverty, a majority (44.9%)
were in the age range of 18 to 64 years old. About
27 percent were children (under the age of 18)
and roughly 28 percent were seniors (over 65).
The County had a slightly higher poverty rate of
8.5 percent.
Per Capita and Household Income
2014 Per Capita
Income
2014 Median
Household Income
South Amboy
$36,316
$73,710
Middlesex County
$34,616
$80,118
New Jersey
$36,359
$72,062
Source: 2010-2014 American Community Survey 5-Year Estimates
Household Income, City of South Amboy and Middlesex County, 2014
South Amboy
Monmouth County
Number
Percentage
Number
Percentage
Total Households
3,732
100.0%
282,182
100.0%
Less than $10,000
153
4.1%
11,308
4.0%
$10,000 to $14,999
214
5.7%
8,544
3.0%
$15,000 to $24,999
372
10.0%
19,394
6.9%
$25,000 to $34,999
205
5.5%
19,390
6.9%
$35,000 to $49,999
459
12.3%
27,350
9.7%
$50,000 to $74,999
479
12.8%
46,460
16.5%
$75,000 to $99,999
495
13.3%
39,491
14.0%
$100,000 to $149,999
967
25.9%
57,343
20.3%
$150,000 to $199,999
287
7.7%
26,998
9.6%
$200,000 or more
101
2.7%
25,904
9.2%
Median Household Income
$73,710
$80,118
Source: 2010-2014 American Community Survey 5-Year Estimates
Poverty Status, City of South Amboy and Middlesex County, 2014
South Amboy
Middlesex County
Number
Percentage
Number
Percentage
Total persons
8,742
-
798,342
-
Total persons below poverty level
672
7.7%
68,181
8.5%
Under 18
182
27.1%
20,337
29.8%
18 to 64
302
44.9%
41,554
60.9%
65 and over
188
28.0%
6,290
9.2%
Source: 2010-2014 American Community Survey 5-Year Estimates
HOUSING ELEMENT
Housing Element | 59
City of South Amboy | Master Plan
Household Costs
The tables below show the expenditures for
housing for those who own and rent housing
in South Amboy and Middlesex County. Most
people in the City lived in homes they owned,
and according to the 2010-2014 5-year estimates
by the ACS, roughly 37 percent of all owner-
occupied households spent 30 percent or more
of their household income on housing. About
39 percent of renter-occupied households spent
30 percent or more of their household income on
housing. General affordability standards set a limit
at 30 percent of gross income to be allocated for
owner-occupied housing costs and 28 percent of
gross income to be allocated for renter-occupied
housing costs.
Similar to South Amboy, a large majority of
Middlesex County residents own their home.
Roughly 37 percent of all County owner-
occupied homes spent 30 percent or more of their
household income on housing, and 12.7 percent
of renter-occupied households spent 30 percent
or more of their household income on housing.
Selected Monthly Owner Costs as a Percentage of Household Income, 2014 Estimates
South Amboy
Middlesex County
Number
Percentage
Number
Percentage
Total Owner-Occupied
Housing Units
2,300
100.0%
183,878
100.0%
Less than 15%
371
16.1%
17,066
9.3%
15 to 19%
291
12.7%
27,331
14.9%
20 to 24%
464
20.2%
25,262
13.7%
25 to 29%
300
13.0%
21,034
11.4%
30 to 34%
196
8.5%
16,156
8.8%
35% or more
656
28.5%
52,375
28.5%
Not computed
0
0.0%
847
0.5%
Source: 2010-2014 American Community Survey 5-Year Estimates
Gross Rent as a Percentage of Household Income, 2014 Estimates
South Amboy
Middlesex County
Number
Percentage
Number
Percentage
Total Owner-Occupied
Housing Units
1,381
100.0%
93,848
100.0%
Less than 15%
170
12.3%
11,154
11.9%
15 to 19%
254
18.4%
13,324
14.2%
20 to 24%
294
21.3%
13,532
14.4%
25 to 29%
126
9.1%
10,280
11.0%
30 to 34%
24
1.7%
8,192
8.7%
35% or more
513
37.1%
3,766
4.0%
Not computed
53
3.8%
4,456
4.7%
Source: 2010-2014 American Community Survey 5-Year Estimates
HOUSING ELEMENT
60 | Housing Element
City of South Amboy | Master Plan
EXISTING HOUSING
CONDITIONS
Housing Unit Data
South Amboy’s housing stock consists of primarily
older structures. In 2010, South Amboy had a total
of 3,372 occupied housing units. A majority of
these units (2,221 or 65.9%) were owner-occupied
while 1,151 units (34.1%) were renter-occupied.
The City experienced housing booms in the 1950s
and 1960s. During that time, nearly 35 percent
of the City’s housing stock was built. Since the
1960s, housing construction has remained steady
with another housing boom between 2000 and
2009. The median year of construction for the
housing stock in South Amboy is 1956.
Housing Type and Size
The majority of the housing stock in South
Amboy is single-family detached housing, with
most structures containing seven rooms. In 2014,
there were 2,107 single-family detached homes
representing 55 percent of the housing stock.
Single-family attached and two family were the
next most common housing types (12.4% and
12.2% respectfully).
The median number of rooms within housing
structures in the Borough was 7.2 with the largest
percentage of structures (26.1%) having 9 rooms
or more.
Housing Data, City of South Amboy, 2010
Number
Percentage
Total Housing Units
3,576
100.0%
Occupied Housing Units
3,372
94.3%
Owner Occupied
2,221
65.9%
Renter Occupied
1,151
34.1%
Source: 2010 Census
Year Structure Built, City of South Amboy
Number
Percentage
Built 1939 or earlier
1,167
30.6%
Built 1940 to 1949
265
6.9%
Built 1950 to 1959
824
21.6%
Built 1960 to 1969
495
13.0%
Built 1970 to 1979
88
2.3%
Built 1980 to 1989
232
6.1%
Built 1990 to 1999
314
8.2%
Built 2000 to 2009
432
11.3%
Built 2010 or later
0
0.0%
Total
3,817
100.0%
Median Year Structure Built
1956
Source: 2010-2014 American Community Survey 5-Year Estimates
HOUSING ELEMENT
Housing Element | 61
City of South Amboy | Master Plan
Housing Type and Size, City of South
Amboy, 2014
Units in
Structure
Total
Percentage
Total
3,817
100.0%
1, detached
2,107
55.2%
1, attached
472
12.4%
2
465
12.2%
3 or 4
192
5.0%
5 to 9
184
4.8%
10 to 19
0
0.0%
20 to 49
211
5.5%
50 or more
147
3.9%
Mobile home
39
1.0%
Boat, RV, van, etc.
0
0.0%
Rooms
Total
Percentage
1 room
55
1.4%
2 rooms
14
0.4%
3 rooms
410
10.7%
4 rooms
544
14.3%
5 rooms
712
18.7%
6 rooms
597
15.6%
7 rooms
777
20.4%
8 rooms
347
9.1%
9 or more rooms
361
9.5%
Median number
of rooms
5.8
Source: 2010-2014 American Community Survey
5-Year Estimates
In terms of residential growth, for the period
January 2000 through December 2014, the
City issued building permits authorizing the
development of 429 units. The majority of the
City’s building permits were authorized before
2009. Few permits were authorized between
2009 and 2014. The year 2015 saw a spike in
construction permits with 20 permits issued.
Housing Units Authorized by Building Permits: 2000-2014,* City of South Amboy
Year
1 & 2 Family
Multi Family
Mixed-Use
Total
2000-2003
-
-
-
175
2004
33
16
0
49
2005
61
34
0
95
2006
3
8
0
11
2007
5
20
0
25
2008
3
8
0
11
2009
1
40
0
41
2010
0
0
0
0
2011
0
0
0
0
2012
1
0
0
1
2013
1
0
0
1
2014
0
0
0
0
2015
11
9
0
20
Total
119
135
0
429
Source: State of New Jersey Department of Community Affairs Building Permits: Yearly Summary Data
*The DCA Construction Reporter did not begin to report housing permits by type until 2004.
HOUSING ELEMENT
62 | Housing Element
City of South Amboy | Master Plan
Occupancy
According to the 2010 Census, of the 3,576 units
in South Amboy, 3,372 (94.3%) were occupied
while only 204 (5.7%) were vacant. Of those units
that were vacant, about 34 percent were for rent,
another 18 percent were for sale, and 40.2 percent
are listed as “Other Vacant.”
Housing Values and Contract Rents
According to the 2010-2014 ACS Survey, a
majority of the owner-occupied housing stock
in South Amboy (83.1%) were valued at over
$200,000, and approximately 71 percent of all
units were financed by a mortgage, contract to
purchase, or similar debt. Housing values for
owner-occupied housings units are listed in the
table below along with mortgage status data. The
most common housing-value range for the City
was $200,000 to $299,999 range with 44.9 percent
of all owner-occupied units falling within this
range. The second most common value range was
between $300,000 and $399,999, comprising 26.6
percent of all owner-occupied units. The median
value of an owner-occupied housing unit in
South Amboy was $280,300. Though most units
were covered by a mortgage (71.3%), roughly 29
percent had no mortgage at all.
Occupancy Status, City of South Amboy, 2010
Total
Percentage
Total Housing Units
3,576
100.0%
Occupied
3,372
94.3%
Vacant Housing Units
204
5.7%
For Rent
70
34.3%
Rented, not occupied
1
0.5%
For Sale Only
37
18.1%
Sold, not occupied
3
1.5%
For Seasonal, Recreational
or Occasional Use
11
5.4%
Other Vacant
82
40.2%
Source: 2010 Census
Value for Owner-Occupied Housing Units, City of South Amboy and Middlesex County,
2014 Estimates
South Amboy
Middlesex County
Number
Percentage
Number
Percentage
Total
2,298
100.0%
183,878
100.0%
Less than $50,000
44
1.9%
4,791
2.6%
$50,000 to $99,999
17
0.7%
3,453
1.9%
$100,000 to $149,999
92
4.0%
6,201
3.4%
$150,000 to $199,999
236
10.3%
11,399
6.2%
$200,000 to $299,999
1,032
44.9%
52,650
28.6%
$300,000 to $399,999
612
26.6%
53,860
29.3%
$400,000 to $499,999
151
6.6%
26,422
14.4%
$500,000 and greater
114
5.0%
25,102
13.7%
Median Value
$280,300
$325,000
Source: 2010-2014 American Community Survey 5-Year Estimates
HOUSING ELEMENT
Housing Element | 63
City of South Amboy | Master Plan
Mortgage Status, City of South Amboy and Middlesex County, 2014 Estimates
South Amboy
Middlesex County
Number
Percentage
Number
Percentage
Housing units with a mortgage,
contract to purchase, or similar debt:
1,638
71.3%
127,712
69.5%
With either a second mortgage or
home equity loan, but not both:
293
17.9%
25,319
19.8%
Second mortgage only
53
18.1%
4,156
16.4%
Home equity loan only
240
81.9%
21,163
83.6%
Both second mortgage and home
equity loan
21
1.3%
1,326
1.0%
No second mortgage and no home
equity loan
1,324
80.8%
101,067
79.1%
Housing units without a mortgage
660
28.7%
53,166
28.9%
Source: 2010-2014 American Community Survey 5-Year Estimates
The County’s trends mirror that of the City’s
with roughly 86 percent of homes valued at
over $200,000 and 69.5 percent of housing
units functioning with a mortgage, contract to
purchase, or similar debt. It’s also the case that
about a third of the County’s housing units have
no mortgage.
According to the 2010-2014 5-year estimates
produced by the ACS, the median contract rent in
South Amboy was $1,025. The highest percentage
of renters (29.6%) paid between $1,000 and $1,499
for rent, followed by 16 percent who paid $900
to $999 for rent. The County’s median contract
rent was slightly higher at $1,166. Similar to the
City, the majority of renters in the County paid
between $1,000 and $1,499 for rent.
A
minimum
annual
income
of
$41,000
($12,300/0.30) would be necessary to afford
the median contract rent in South Amboy.
Therefore, an estimated minimum 30 percent of
all households within the City could not afford
to live in a dwelling unit at or above the median
contract rent. Countywide, an estimated 24
percent of all countywide households could not
afford to live within a residence whose rent is at or
above the median contract rent of $1,166.
Contract Rent, City of South Amboy and Middlesex County, 2014 Estimates
South Amboy
Middlesex County
Number
Percentage
Number
Percentage
Total Renter Occupied Units
1,434
100.0%
98,304
100.0%
Less than $200
0
0.0%
2,013
2.0%
$200 to $499
198
13.8%
4,061
4.1%
$500 to $699
92
6.4%
3,276
3.3%
$700 to $899
150
10.5%
9,221
9.4%
$900 to $999
229
16.0%
10,793
11.0%
$1,000 to $1,499
425
29.6%
46,367
47.2%
$1,500 to $1,999
134
9.3%
15,895
16.2%
$2,000 or more
165
11.5%
4,106
4.2%
No cash rent
41
2.9%
2,583
2.6%
Median Contract Rent
$1,025
$1,166
Source: 2010-2014 American Community Survey 5-Year Estimates
HOUSING ELEMENT
64 | Housing Element
City of South Amboy | Master Plan
Housing Conditions
The table below details the condition of the
housing within South Amboy. Overcrowding
and age, plumbing, and kitchen facilities are used
to determine housing deficiency. In 2014, there
were 37 owner-occupied units in South Amboy
that experienced overcrowding (more than one
person per room). Renter-occupied dwellings
saw 0 overcrowded units. Throughout the City,
no units lacked complete plumbing facilities or
complete kitchen facilities.
Housing Conditions, City of South Amboy,
2014 Estimates
Number
Percentage
House Heating Fuel-Occupied Housing Units
Total
3,732
100.0%
Utility gas
3,050
81.7%
Bottled, tank, or LP gas
79
2.1%
Electricity
303
8.1%
Fuel oil, kerosene, etc.
271
7.3%
Coal or coke
0
0.0%
Wood
9
0.2%
Solar energy
0
0.0%
Other fuel
0
0.0%
No fuel used
20
0.5%
Occupants per Room- Occupied Housing Units
Total
3,732
100.0%
Owner-Occupied (Over 1.0)
27
0.7%
Renter-Occupied (Over 1.0)
0
0.0%
Facilities-Total Units
Total
2,395
100.0%
Lacking complete plumbing facilities
0
0.0%
Lacking complete kitchen facilities
0
0.0%
Telephone Service- Occupied Housing Units
Total
3,732
100.0%
No Service
196
5.3%
Source: 2010-2014 American Community Survey 5-Year Estimates
HOUSING ELEMENT
Housing Element | 65
City of South Amboy | Master Plan
EMPLOYMENT DATA
The following tables detail changes in resident
employment from 2003 to 2015 for South Amboy,
Middlesex County, and New Jersey. Employment
in South Amboy remained steady from 2003 to
2009 as the labor force continued to increase
gradually each year. The unemployment rate in
South Amboy saw minimal fluctuation between
2003 and 2008, with its lowest rate occurring in
2007 at 3.7 percent. In 2009 the unemployment
rate began to rise drastically and reached a decade
high of 10.7 percent in 2012. Since this peak, the
unemployment rate has decreased slightly, and in
2015 was at 6 percent. The unemployment rate of
the City has historically been similar to that of the
County and State as a whole, with the exception of
2011 through 2015 where the City’s rate remained
higher than the County or State.
South Amboy Employment and Residential Labor Force -- 2003 - 2015
Year
Labor Force
Employment
Unemployment
Unemployment Rate
2003
4,142
3,934
208
5.0%
2004
4,146
3,976
170
4.1%
2005
4,158
3,971
187
4.5%
2006
4,206
4,011
195
4.6%
2007
4,187
4,032
155
3.7%
2008
4,246
4,043
203
4.8%
2009
4,270
3,918
352
8.2%
2010
4,676
4,271
405
8.7%
2011
4,790
4,347
444
9.3%
2012
5,010
4,468
542
10.8%
2013
4,974
4,529
445
8.9%
2014
4,978
4,623
355
7.1%
2015
5,035
4,735
300
6.0%
Source: NJ Dept. of Labor & workforce Development Labor Force Estimate
Middlesex County Employment and Residential Labor Force -- 2003 - 2015
Year
Labor Force
Employment
Unemployment
Unemployment Rate
2003
409,600
387,000
22,600
5.5%
2004
409,600
391,200
18,400
4.5%
2005
414,700
397,200
17,500
4.2%
2006
420,000
401,600
18,400
4.4%
2007
420,400
404,200
16,200
3.8%
2008
424,500
404,600
20,900
4.9%
2009
427,800
391,400
36,400
8.5%
2010
424,300
386,400
38,000
8.9%
2011
427,100
389,800
37,300
8.7%
2012
431,200
394,200
37,100
8.6%
2013
430,300
398,100
32,200
7.5%
2014
434,900
408,500
26,400
6.1%
2015
440,300
418,400
21,900
5.0%
Source: NJ Dept. of Labor & workforce Development Labor Force Estimate
HOUSING ELEMENT
66 | Housing Element
City of South Amboy | Master Plan
New Jersey Employment and Resident Labor Force -- 2003 - 2014
Year
Labor Force
Employment
Unemployment
Unemployment Rate
2003
4,347,200
4,093,700
253,500
5.8%
2004
4,349,200
4,138,800
210,300
4.8%
2005
4,391,600
4,194,900
196,700
4.5%
2006
4,445,900
4,236,500
209,400
4.7%
2007
4,441,800
4,251,800
190,000
4.3%
2008
4,504,400
4,264,000
240,500
5.3%
2009
4,550,600
4,138,600
412,100
9.1%
2010
4,555,300
4,121,500
433,900
9.5%
2011
4,565,700
4,140,500
425,300
9.3%
2012
4,588,100
4,162,100
426,000
9.3%
2013
4,534,400
4,164,400
370,000
8.2%
2014
4,518,700
4,218,400
300,300
6.6%
2015
Source: NJ Dept. of Labor & workforce Development Labor Force Estimate
Employment Status
The 2010-2014 5-year American Community
Survey estimates reveal that 68.3 percent of South
Amboy’s 16 and over population is in the labor
force. The County’s employment status is similar
to that of South Amboy. About one third of both
the City’s and the County’s over 16 population
are not in the labor force (31.7% and 33.8%,
respectively).
Employment, City of South Amboy and Middlesex County, 2014 Estimates
South Amboy
Middlesex County
Number
Percentage
Number
Percentage
Population 16 years and
over
7,011
100.0%
660,947
100.0%
In labor force
4,790
68.3%
437,301
66.2%
Civilian Labor Force
4,790
68.3%
437,097
66.1%
Employed
4,368
62.3%
400,296
60.6%
Unemployed
422
6.0%
36,801
5.6%
Armed Forces
0
0.0%
204
0.0%
Not in labor force
2,221
31.7%
223,646
33.8%
Source: 2010-2014 American Community Survey 5-Year Estimates
Businesses in South Amboy’s downtown
HOUSING ELEMENT
Housing Element | 67
City of South Amboy | Master Plan
Class of Worker and Occupation
According to the 2010-2014 ACS Estimates,
the majority of workers (76.4%) living in South
Amboy were a part of the private wage and salary
worker group. This group includes people who
work for wages, salary, commission, and tips for
a private for-profit employer or a private not-for-
profit, tax-exempt or charitable organization. The
second largest category was government worker
(19%), followed by those who were self-employed
The occupational breakdown shown in the
table below includes only private wage and
salary workers. Those that worked within the
private wage field were concentrated heavily in
management and professional positions as well
as sales and office occupations. Together the two
fields account for roughly 65 percent of the entire
resident workforce.
Class of Worker, City of South Amboy, 2014 Estimates
Number
Percentage
Employed Civilian population 16
years and over
4,368
100.0%
Private Wage and Salary Worker
3,338
76.4%
Government Worker
831
19.0%
Self-Employed Worker
199
4.6%
Unpaid Family Worker
0
0.0%
Source: 2010-2014 American Community Survey 5-Year Estimates
Resident Employment by Occupation, City of South Amboy, 2014 Estimates
Number
Percentage
Employed Civilian population 16 years and over
4,368
100.0%
Management, business, science and arts
occupations
1,372
31.4%
Service occupations
457
10.5%
Sales and office occupations
1,455
33.3%
Natural resources, construction and maintenance
occupations
495
11.3%
Production Transportation and material moving
occupations
589
13.5%
Source: 2010-2014 American Community Survey 5-Year Estimates
HOUSING ELEMENT
68 | Housing Element
City of South Amboy | Master Plan
The most common industry for South Amboy
residents is the educational services, and health
care and social assistance sector, employing
approximately 27 percent of the City’s resident
workforce. The second most common industry is
the retail trade sector, which employs 10 percent
of the City’s resident workforce.
Commuting to Work
According to the 2010-2014 ACS Estimates, the
mean travel time to work for those who lived in
the City was 30.3 minutes. The vast majority of
commuters, roughly 72 percent, traveled less than
an hour to work, and roughly 47 percent had less
than a half-hour commute.
The largest portion of workers drove to work
alone (79.8%), while roughly 6 percent carpooled.
Approximately 10.5 percent of workers commuted
via public transportation and another 2.4 percent
worked from home.
Employment by Industry, City of South Amboy, 2014 Estimates
Industry
Number
Percentage
Civilian employed population 16 years and over
4,368
100.0%
Agriculture, forestry, fishing and hunting, mining
0
0.0%
Construction
351
8.0%
Manufacturing
353
8.1%
Wholesale Trade
158
3.6%
Retail Trade
514
11.8%
Transportation and Warehousing, and Utilities
436
10.0%
Information
242
5.5%
Finance and insurance, and real estate and rental and
leasing
184
4.2%
Professional, scientific, and management, and
administrative and waste management services
421
9.6%
Educational services, and health care and social assistance
1,170
26.8%
Arts, entertainment, and recreation, and accommodation
and food services
185
4.2%
Other Services, except public administration
100
2.3%
Public administration
254
5.8%
Source: 2010-2014 American Community Survey 5-Year Estimates
Means of Commute, City of South Amboy, 2014 Estimates
Number
Percentage
Workers 16 years and over
4,260
100.0%
Car, truck, van- Drove Alone
3,400
79.8%
Car, truck, van- Carpooled
250
5.9%
Public Transportation
449
10.5%
Walked
33
0.8%
Other Means
25
0.6%
Worked at home
103
2.4%
Source: 2010-2014 American Community Survey 5-Year Estimates
HOUSING ELEMENT
Housing Element | 69
City of South Amboy | Master Plan
Travel Time to Work, City of South Amboy, 2014 Estimates
Number
Percentage
Workers who did not work at home
4,157
100.0%
Less than 10 minutes
502
12.1%
10 to 14 minutes
455
10.9%
15 to 19 minutes
370
8.9%
20 to 24 minutes
285
6.9%
25 to 29 minutes
353
8.5%
30 to 34 minutes
285
6.9%
35 to 44 minutes
298
7.2%
45 to 59 minutes
430
10.3%
60 to 89 minutes
371
8.9%
90 or more minutes
184
4.4%
Mean travel time to work (minutes)
30.3
Source: 2010-2014 American Community Survey 5-Year Estimates
According to data from the New Jersey Department
of Labor and Workforce Development, the
highest number of covered jobs in South Amboy
was in 2014 when 3,021 jobs were covered by
unemployment insurance. Private employment
has fluctuated in South Amboy since 2003, with
its largest loss occurring between 2008 and 2009
(-5.5%).
In-City Establishments and Employees by
Industry: 2014
The table on the following page depicts the
average annual number of establishments and
Private Wage Covered Employment 2003 - 2014, City of
South Amboy
Year
Number of
Jobs
# Change
% Change
2003
2,484
-
-
2004
2,719
235
9.5%
2005
2,881
162
6.0%
2006
2,801
-80
-2.8%
2007
2,797
-4
-0.1%
2008
2,876
79
2.8%
2009
2,717
-159
-5.5%
2010
2,910
193
7.1%
2011
2,892
-18
-0.6%
2012
2,940
48
1.7%
2013
2,952
12
0.4%
2014
3,021
69
2.3%
Source: NJ Dept. of Labor & workforce Development Labor Force Estimate
Covered Employment
There is currently very limited information
available on actual jobs within municipalities.
The Department of Labor collects information
on covered employment, which is employment
and wage data for private employees covered
by unemployment insurance. The tables below
provide a snapshot of private employers located
within South Amboy. The first table reflects the
number of jobs covered by private employment
insurance from 2003 through 2014. The second
table reflects the disbursement of jobs by industry
in 2014.
employees by industry sector that exist within
the City, as grouped by North American Industry
Classification System (NAICS). In 2014, the City
had an annual average of 327 establishments
employing on average 3,021 persons. The “other
services” was the predominant sector, accounting
for nearly 15 percent of the establishments
in South Amboy. However, the admin/waste
remediation trade accounted for the highest in-
place employment rate, accounting for roughly
23% percent of the City’s in-place employment.
HOUSING ELEMENT
70 | Housing Element
City of South Amboy | Master Plan
In addition to reviewing past economic data for
South Amboy, it is importation to look ahead at
regional projections for employment growth. The
North Jersey Transportation Planning Authority
(NJTPA) completes regional forecasts for the
New York/New Jersey metropolitan area every
four years for populations, households, and
employment. The most recent report was released
in 2013. The report projects South Amboy will
grow from 1,950 jobs in 2010 to 3,040 in 2040 .
This projected growth represents an annualized
change of 1.5 percent, which is higher than many
of the other Middlesex County communities.
Please note, there is an inconsistency between
the employment numbers of the New Jersey
Department of Labor and Workforce Development
and the North Jersey Transportation Planning
Authority.
In addition, the New Jersey Department of Labor
releases a Regional Community Fact Book for
each county in New Jersey. Between 2010 and
2020, Middlesex County is projected to increase
its job holding by 34,750 jobs. The administrative
and waste services industry is projected to create
the most jobs in Middlesex County, adding
a predicted total of 7,750 jobs. Professional,
scientific and technical services is projected to
grow at the second highest rate, approximately
7,200 jobs. Together, these two industries account
for 43 percent of the counties employment
increase.
Average Number of Establishments and Employees by Industry: 2014
Industry
2014 Average
Units
Employment
Mining
.
.
Construction
37
305
Manufacturing
12
121
Wholesale Trade
11
130
Retail Trade
45
423
Transp/Warehousing
16
64
Information
.
.
Finance/Insurance
8
37
Real Estate
5
49
Professional/Technical
33
164
Admin/Waste Remediation
18
700
Health/Social
32
437
Arts/Entertainment
3
37
Accommodations/Food
35
286
Other Services
48
191
Unclassifieds
21
38
Private Sector Totals
327
3,021
Local Government Totals
3
291
Source: NJ Dept. of Labor & Workforce Development Labor Force Estimate
Data have been suppressed (-) for industries with few units or where one employer is a significant
percentage of employment or wages of the industry.
Probable Future Employment Opportunities
HOUSING ELEMENT
Housing Element | 71
City of South Amboy | Master Plan
FAIR SHARE PLAN
The following fair share plan details South
Amboy’s present need, prior round obligation
(1987-1999), and Third Round need. This Plan
proposes mechanisms for which the City can
realistically provide opportunities for affordable
housing for moderate-, low-, and very love-
income households.
The need for affordable housing in New Jersey is
divided into three components:
• Present Need – The present need, or
rehabilitation share, represents the number of
existing housing units that are both deficient
and occupied by low and moderate income
households. This number is derived from
review and analysis of housing conditions
reported in the U.S. Census and American
Community Survey.
• Prior Round Obligation – The Prior Round
obligation is the cumulative 1987-1999 fair
share obligation determined by 2014 COAH
report. The First Round and the Second
Round are mutually referred to as the “Prior
Round.”
• Third Round Need (Prospective Need) –
July 1, 1999 - June 30, 2025 (including the
“gap period.”) - The New Jersey Supreme
Court decided on January 18, 2017 in In
Re Declaratory Judgment Actions Filed by
Various Municipalities, County of Ocean,
Pursuant To The Supreme Court’s Decision
In In re Adoption of N.J.A.C. 5:96, 221 N.J.
1 (2015), that for the sixteen year period
between 1999 and 2015 (known as the “gap
period”) when the Council on Affordable
Housing failed to implement rules creating
fair share obligations for municipalities,
the Mount Laurel constitutional obligation
did not go away. Therefore, municipalities
continue to be responsible for the need
created during the gap period.
South Amboy’s affordable housing obligation are
as follows per Fair Share Housing Center’s (Dr.
David Kinsey) May 17, 2016 report with Dr.
Kinsey’s April 2017 gap period number.
The City has addressed its Rehabilitation,
Prior Round, and Third Round obligations as
detailed in the following plan, and has surplus
units that can be applied to future obligations.
In addition, experience has indicated that the
Fair Share Housing Center has “settled” with
municipalities for a 30% to 40% reduction of Dr.
Kinsey’s combined gap period and Third Round
calculations. Therefore, South Amboy’s obligation
would be less than the 143 units stated above. It
is our opinion that the total obligation would be
between 95 and 107 units.
Rehabilitation Share
22
Prior Round Obligation
0
GAP Period
57
Third Round
64
TOTAL
143
Present Need
Present Need was determined in N.J.A.C. 5:93-
1.3 to be the sum of a municipality’s indigenous
need, the deficient housing units occupied by
low- and moderate-income households, and the
reallocated present need, which is the portion of a
housing region’s present need that is redistributed
throughout the housing region. Under the second
round rules, evidence for deficient housing
included: year structure was built, persons per
room, plumbing facilities, kitchen facilities,
heating fuel, sewer service, and water supply.
The Third Round rules reduced the criteria for
deficient housing to only include: pre-1960 over-
crowded units, which are units that have more
than 1.0 persons per room; incomplete plumbing,
and incomplete kitchen facilities. This criteria
reduction was found by the Appellate Division to
be within the Council’s discretion and was upheld
in the Supreme Court’s decision In re N.J.A.C.
5:96 & 97.
The previously discussed 2015 Supreme Court
decision found that the reallocated need is
no longer a component in the determination
of Present Need. Therefore, the Present Need
now equates to indigenous need, which means
the obligation is based on deficient housing as
determined by pre-1960 over-crowded units,
incomplete plumbing, and incomplete kitchen
facilities.
HOUSING ELEMENT
72 | Housing Element
City of South Amboy | Master Plan
The May 16, 2017 FSHC Report gave South Amboy
a Present Need of 22 units. The City of South
Amboy has been and continues to be a participant
in housing rehabilitation programs administered
by the Middlesex County Department of Housing
and Community Development. The City will
address its 22-unit Present Need obligation
through continued participation in the Middlesex
County HOME Investment Partnership Program.
The City will additionally use funds from its Trust
Fund to supplement monies from the HOME
program.
Prior Round Obligation (1987-1999)
South Amboy has a Prior Round obligation of 0
units.
Round 3 Obligation
The City has a total Third Round obligation
(including Gap Period) of 121 units (Gap Period
= 57-unit obligation; Prospective Need = 64-unit
obligation). The City more than fully satisfies the
Third Round obligation through the following
existing and proposed sites:
Robert Noble Manor
Robert Noble Manor is a 100% affordable age-
restricted development located at 241 Gordon
Street. The building was constructed in 2012 and
offers 40 age-restricted for-rent apartments. The
City will apply 30 units from this development
toward its Third Round Obligation. It should
be noted that in the alternative, with a 30-
40% discount from Dr. Kinsey’s numbers, the
City would have a 73 to 85-unit Third Round
obligation. In that situation, the City would apply
18 to 21 units from the Robert Noble Manor to its
Third Round obligation.
Proposed Manhattan Beach Club Development
The Manhattan Beach Club development is
a proposed mixed use development on the
City’s waterfront. The property is located on
Block 161.02 within the Broadway/Main Street
Redevelopment Area. The project has been
approved for 1,750 residential units, including
88 affordable residential units. The project will be
done in phases with a 30-year build out. Based on
the full obligation of 121 units, the City will apply
30 bonus credits to its Third Round obligation.
McCarthy Towers
The McCarthy Towers age-restricted development,
located at 250 South Broadway, falls under
Prior Cycle credits. The development received a
certificate of occupancy in November 1985. Per
COAH regulations, affordable units constructed
between April 1, 1980 and December 15, 1986 are
eligible for one-to-one credit with no restrictions.
South Amboy can therefore apply the entire
development to its obligation. McCarthy Towers
has a total of 72 low-income, age-restricted units
that were funded through HUD.
Based upon full obligations, the two existing
developments, and the proposed Manhattan
Beach Club development, the City not only
addresses its entire obligation, but has 69 excess
units to apply to future obligations.
City of South Amboy Round 3 (assuming no
discount from FSHC)
Third Round Obligation
121
Robert Noble Manor
30
Proposed Manhattan Beach Club
88
Rental Bonus Credit
30
McCarthy Towers
72
Total Affordable Units
190
Total Rental Bonus Credit
30
TOTAL THIRD ROUND CREDITS
220
Additional Affirmative Measures
It is recommended South Amboy adopt a
development fee ordinance for the purpose
of collecting fees to fund affordable housing
activities, specifically for rehabilitation and
affordability assistance. Monies generated by
the development fees will paid into the City’s
Affordable Housing Trust Fund, and will be the
primary source of funding for rehabilitation
projects within the City.
It is recommended the City adopted an affordable
housing ordinance in conformance with the
standards of the Uniform Housing Affordability
Controls (UHAC) N.J.A.C. 5:80-26.1 et seq.
It is recommended South Amboy coordinate with
the City attorney to determine whether South
Amboy should file this Fair Share Plan with
the Courts for a Judgement of Compliance and
Repose (JOR).
IV. CIRCULATION ELEMENT
CIRCULATION ELEMENT
74 | Circulation Element
City of South Amboy | Master Plan
INTRODUCTION
The Circulation Element of the Master Plan
is intended to provide guidance to the City to
facilitate the movement of goods and people
within and around the City of South Amboy. The
Element is prepared in accordance with the New
Jersey Municipal Land use Law.
South Amboy’s location along the Raritan
River has created opportunities for the City
to grow through the convenience of extensive
transportation systems. Historically, the City
flourished due to its river-side location and the
success of ferries and steamships. As early as the
1680s, ferries carrying passengers traveled from
South Amboy across the Raritan River to Perth
Amboy, successfully linking the two Amboys.
South Amboy continued to thrive as a port town
with the invention of the steamboat in the early
19th century, providing additional connections to
New York. With the introduction of the Camden
& Amboy Rail Road Transportation Company
in 1830, this smaller ferry-port town quickly
transformed into a thriving freight and shipping
center. As the industrial revolution progressed,
South Amboy benefitted from the implementation
of numerous rail lines transporting people and
goods through the City. As technology and
transportation resources advanced, so too did
South Amboy’s status as an important industrial
and transportation center for the region.
Today, the City’s identification as a transportation
hub is solidified through the presence of major
roads and highways, mass transit, and pedestrian
infrastructure. The City’s viable transportation
system is a critical component of the City’s economy
and its ongoing revitalization efforts. As was the
case nation-wide, South Amboy’s dependence on
the automobile grew in the post-World War II era,
and transportation infrastructure projects began
to focus on roadways and car-oriented systems.
The City continues to experience higher levels of
local traffic congestion. Further improvements to
the City’s transportation systems will enhance the
success of the redevelopment and the quality of
life of its residents.
South Amboy has direct access to the regional
transportation system. Routes 9 and 35 converge
in South Amboy and the entrance to the Garden
State Parkway is directly outside the City’s western
boarders. The City is served by New Jersey
Transit’s North Coast Line, which has a station
located within the City’s downtown, as well as
NJ Transit bus lines 815 and 817 and Middlesex
County bus line M7.
South Amboy has been able to further reinforce
its identify as a key transportation hub through its
designation as a Transit Village, which provides
a variety of benefits, including State support,
priority funding, technical assistance, and
NJDOT grant money.
South-bound train tracks at South Amboy Station
South Amboy Station
CIRCULATION ELEMENT
Circulation Element | 75
City of South Amboy | Master Plan
Additionally, the proposed ferry terminal creates
the opportunity to further South Amboy’s
historic identity as a transit center, increasing
the transportation options for both residents and
visitors.
EXISTING TRAFFIC CONDITIONS
AND PLANNED / PROPOSED
IMPROVEMENTS
Vehicular Traffic Circulation
The City of South Amboy has excellent access
to the regional highway network. Principal
access to and from Route 9 and 35 is gained
through numerous locations as neither highway
is a limited access highway. Additionally, the City
has access to the Garden State Parkway along its
western border in Sayreville.
Five County roads traverse the City: Route 670
(Washington Road), Route 686 (Feltus Street, 6th
Street, and North Stevens Avenue), Route 684
(Main Street), Route 615 (Bordentown Avenue),
and Route 688 (South Pine Avenue).
South
Amboy
also
has
three
significant
thoroughfares under the City’s jurisdiction. The
first is Main Street, which runs in a north south
direction on the northern end of the City before
making a sharp turn into an east west road at the
point where the freight train tracks cross above
it. Main Street provides direct access to Routes 35
and 9.
The second is Broadway Street, which runs in
a north south direction parallel to the North
Jersey Coast Line tracks and through the City’s
downtown. Broadway is particularly important to
the City due to its access to the train and the City’s
commercial downtown “spine.”
The third is Bordentown Avenue, which traverses
the City in its southern half and connects with
Broadway. Bordentown Avenue brings drivers
west out of South Amboy and into Sayreville.
The Roadway System
Streets and roadways are classified according
to a hierarchy that identifies function by the
amount and type of traffic expected and the
type of access allowed. Each roadway in the City
can be classified according to the function it
performs. Once classified, roads can be analyzed
to determine whether they are fulfilling their
intended purposes, and recommendations can be
made for changes to each level of classification.
This hierarchy serves to create a network that can
be systematically and methodically studied for
possibly improvements.
The following section contains the various
roadway classifications and their locations in the
City. Each subsection contains a brief description
of the roadways classifications and those local
roadways that meet the criteria. The Road
Classification map also presents this information.
Main Street looking east
Broadway looking south
CIRCULATION ELEMENT
76 | Circulation Element
City of South Amboy | Master Plan
Freeways
Freeways are high speed, high capacity, limited
access highways devoted entirely to the movement
of motor vehicles and provides no direct access
to abutting properties. They generally traverse
large areas, often an entire state, and connect with
freeways of adjoining states.
Design features of freeways include the separation
of opposing traffic lanes by a continuous center
barrier or median strip and full access control and
grade separations at intersections or interchanges
which are generally widely spaced. Freeways carry
multiple lanes of traffic in each direction and are
generally designed for a capacity of between 1,000
to 1,500 vehicles per lane per hour. The Garden
State Parkway is a freeway within close proximity
to South Amboy.
Principal Arterials
Principal arterials serve to take traffic from
freeways
or
expressways
along
to
other
destinations. These roads are designed primarily
to handle mainly automobile traffic and contain
few direct access points to local uses. Principal
arterials provide major local and inter-municipal
movements and commonly provide access to
freeways and expressways. In order to preserve
their traffic carrying capacity, the number of
intersections, driveways, and frontage activity
are generally minimized along these streets. Both
State Routes 35 and 9 are classified as principal
arteries.
The New Jersey Department of Transportation
conducted a traffic count of Main Street between
North Stevens Avenue and Stockton Street
between July 28, 2014 and July 31, 2014 and
the annual average daily traffic (AADT) count
was 7,577. The NJDOT categorizes this section
of Main Street as an “urban principal arterial-
other.” According to the Federal Highway
Administration, an AADT of 7,577 is appropriate
for an urban principal arterial roadway, which
can have an AADT anywhere from 7,000 to
27,000. While this may be a standard traffic level,
the residents of South Amboy feel the impact of
traffic congestion in the area. This section of Main
Street also has landscaped medians, which were
implemented in 2009, and according to the City’s
Police Department, have helped reduce the speed
of cars at this location.
Minor Arterials
Minor arterials handle a larger share of access
to local uses and are more pedestrian-friendly.
Minor arterials, typically under County and local
jurisdiction, connect lower level streets with
principal arterial roads and freeways and also act
as alternate routes for primary arterial roads. They
usually are designed to serve smaller commercial
and residential districts with lower speed limits as
well as have narrower rights of way and shallower
building setbacks than primary arterials.
Main Street between North Stevens Avenue and
Stockton Street - Example of Principal Arterial
Bordentown Avenue - Example of Minor Arterial
CIRCULATION ELEMENT
Circulation Element | 77
City of South Amboy | Master Plan
Portions of several roadways in South Amboy
meet the Minor Arterial criteria, including
Washington Avenue between the South Amboy
border and US highway 9; Bordentown Avenue
between the South Amboy border and South
Stevens Avenue; and South Stevens Avenue
between Bordentown Avenue and Main Street.
Given the local and regional importance of minor
arterials, intersections along these roadways can
experience high traffic volumes.
Collector Streets
Collector streets provide access between local
destinations and larger arterials. They tend to
be pedestrian-oriented with lower speed limits.
Municipalities usually maintain collector streets,
although some are under County jurisdiction.
Collector streets are often utilized as a means to
provide alternatives for local traffic. Alternatives
allow the larger arterials to function more
efficiently and work in concert with the local roads
to disperse and diffuse larger traffic volumes.
Portions of several roadways in South Amboy
meet the collector street criteria:
• Bordentown Avenue between South Stevens
Avenue and South Broadway Avenue.
• South Broadway Avenue between Bordentown
Avenue and Main Street.
• South Pine Avenue between Bordentown
Avenue and the South Amboy border.
• North Feltus Street between 5th Street and
Main Street.
• 5th Street between North Stevens Avenue and
North Feltus Street.
• North Stevens Avenue between 5th Street and
the South Amboy border.
Between August 20, 2014 and August 22, 2014,
the NJDOT conducted a traffic count of Stevens
Avenue between Cedar Street and Pupek Road.
This short span of roadway leads into the “hole-in-
the-wall” tunnel that goes under the train tracks,
bringing cars to the northern-most neighborhood
of South Amboy. This particular tunnel is a source
of frustration for both officials and residents
of South Amboy as it is a tight passageway that
causes a funneling phenomenon and slows down
traffic. For the three day period that was studied,
the NJDOT count produced an AADT of 3,748
for this section of Stevens Avenue. According to
the Federal Highway Administration, an AADT
of 3,748 is relatively average for an urban collector
street, which can experience an AADT anywhere
from 1,100 to 6,300. However, because of the
unique condition at this location, the volume
of traffic experienced can cause problems for
residents as well as emergency vehicles trying to
access the northern part of the City.
Local Roads
The rest of South Amboy’s streets are classified as
local roads, the bottom of the hierarchy of streets.
Local streets provide direct access to specific land
uses and receive less traffic than other roadway
classes. However, they are often the backbone of
Residences on 2nd Street - Example of Local Road
5th Street between North Stevens and North Feltus
Street - Example of Collector Street
City of South Amboy | Master Plan
ROADWAY NETWORK
I2
Jc
£
¤
9
£
¤
9
£
¤
9
Æ·
35
Æ·
35
Æ·
35
4567
686
4567
684
4567
615
4567
670
4567
688
4567
535
4567
615
Main St
John St
Raritan St
4th St
David St
Henry St
2nd St
Augusta St
Portia St
George St
Pupek Rd
Cedar St
Bordentown Ave
N Pine Ave
Conover St
1st St
S Feltus St
Wilmont St
Mason St
Barkalow St
S Broadway St
Lefferts St
Bertram Ave
Highland St
Ferris St
N Broadway St
Lighthouse Dr
John T Oleary Blvd
S Shore Dr
N Rosewell Ave
Macedulski Ter
Davis Ln
Jerome Ave
S Feltus St
Sayreville Borough
Perth Amboy City
µ
0
1,500
750
Feet
Source: NJOGIS, NJGIN, NJDEP, NJDOT,
2016 Tax Records
HEYER GRUEL & ASSOCIATES
October 2017
Roadway Network
Road Type
US Highway
State Highway
Garden State Parkway
County Routes
Local Roads
£
¤
Æ·
4567
CIRCULATION ELEMENT
Circulation Element | 79
City of South Amboy | Master Plan
a healthy roadway network. Trucks are usually
prohibited on most local streets for pedestrian
safety and residential living. Municipalities
usually maintain local streets. They are typically
shorter in length than the other classifications and
usually provide access to individual properties.
Local streets carry low levels of traffic, have
very low speed limits, and are often narrower
than collector streets. They can have shallower
setbacks and narrower rights of way than the
other classifications because there is less need to
separate buildings from traffic. The use of these
streets by the residents in non-vehicular functions
helps maintain the identity of the neighborhood.
Roadway Issues
The City of South Amboy has a dense network of
roads under municipal and County jurisdiction
that provide local circulation, significant access
to development, and connections to the regional
road network. They are an important element
of the City’s transportation system because they
provide circulation and access to the commercial
center, community resources, open space, and
residential areas. The majority of these roads were
constructed in the early part of the 20th century.
As a result, roads are somewhat impacted by
traffic congestion, physical deterioration, and
potential safety issues.
In addition to the condition and design of the
City’s road network, new and ongoing factors
will continue to impact the effectiveness of the
South Amboy road network. As a dense urban
community in an auto oriented society, the
combination of cars and narrow streets can
lead to unanticipated congestion levels. Given
the City’s regional importance, however, public
transportation options will become increasingly
important as will other more traditional modes of
transportation such as walking and bicycling.
Local Roadway Issues
All cities experience traffic congestion and
localized traffic problems (e.g., insufficient
intersections, roadways in need of improvement).
Traffic is, in part, a testament to a City’s success
as a place to live, work, learn and play. However,
traffic congestion is an annoyance that may
negatively affect resident’s perception of the
quality of life in the City. Other problems, such as
those that effect roadway and intersection safety
are more serious. Some of these issues carry over
from the 1974 Master Plan and the subsequent
Reexamination Plans, while other are new issues
the City is tackling for the first time:
Poor north-south access across the railroad
barrier: A Conrail right-of-way bisects South
Amboy in the northern part of the City, isolating
a neighborhood from the remainder of the City.
Only two local streets traverse the tracks. Main
Street crosses underneath the elevated tracks
close to the waterfront, as it curves from a north-
south street to east-west street. North Stevens
5th Street
Corner of John Street and Broadway
CIRCULATION ELEMENT
80 | Circulation Element
City of South Amboy | Master Plan
Avenue/ Ridgeway Avenue run through a narrow
tunnel underneath the tracks. Other options
available to moving the South Amboy residents in
this northern neighborhood into the remainder
of South Amboy is the use Raritan Street heading
east, crossing into Sayreville, before looping back
around into South Amboy, or to use Route 35 and
9 on the western edge of the City.
High traffic volumes on residential streets: One
benefit of a street grid network is the ability to
spread traffic throughout the network, thereby
avoiding “bottleneck” areas. Yet, an adjoining
problem is that such a design increases traffic levels
on residential streets. South Amboy residents are
concerned about the levels of non-residential
traffic cutting through residential streets to avoid
backups on a variety of major streets in South
Amboy, including Main Street, Routes 9 and 35,
Broadway, Bordentown Avenue, and Stevens
Avenue. Previous Master Plan Reexamination
Reports argued that the additional traffic was
largely an outgrowth of the antiquated intersection
for Routes 35 and 9, as frustrated drivers clogged
local streets in attempts to avoid delays, since little
progress has been made on improving the Routes
9 and 35 intersection, these issues remain.
The New Jersey Department of Transportation
has secured $22.6 million through the National
Highway Performance Program for a mobility
and congestion relief project at the Route 9/35
over Main Street Interchange in South Amboy.
The NJDOT has acknowledged that significant
safety concerns have been created by substandard
ramps and lack of any acceleration lane from
the Route 9 northbound ramp onto Route 9/35.
The project is currently a four-phase project
occurring over nine years. However, the NJDOT
acknowledges that after additional investigation,
some aspects of the project may be split into
individual projects.
Alternative Modes of Transportation
As a transportation hub for a region with
congestion issues, South Amboy’s alternative
modes of transportation play a critical role in
meeting the transportation needs of residents.
In 2014, approximately 10.5% of South Amboy
residents who are in the workforce use public
transit to commute to work. This number has
continued to steadily increase, doubling since
2000. Residents utilize commuter rail service and
bus service that link the City to employment hubs
like Newark and New York City. The opportunity
to expand the availability of transportation
facilities within South Amboy through the
ongoing redevelopment process will continue
to make the City more available to visitors and
commuters.
Transit Village Designation
In 1999, South Amboy was one of the first five
New Jersey municipalities designated as a Transit
Village. The State has 32 municipalities that have
been designated, ranging from places such as
CIRCULATION ELEMENT
Circulation Element | 81
City of South Amboy | Master Plan
New Brunswick and Journal Square/ Jersey City
to Netcong and Bound Brook. Transit Villages are
designated by an inter-agency Transit Village Task
Force for municipalities that have demonstrated a
commitment to revitalizing and redeveloping the
area around a municipality’s core transit facilities
into compact, mixed use centers. Transit Village
designation brings a variety of benefits, including
State support for the municipalities, priority
funding, technical assistance, and eligibility for
grants from the NJDOT’s $1 million dollar a year
grant fund for Transit Villages.
To date, South Amboy has undertaken a variety
of initiatives that support the City’s designation.
Between
2002
and
2008
South
Amboy
participated in the Main Street New Jersey
program as a proactive effort to revitalize the
City’s downtown. The City also utilized funding
from the Smart Growth Planning Grant operated
by the the Department of Community Affairs
to create a Comprehensive Redevelopment and
Revitalization Plan in 2003, intended to guide
future redevelopment within the City.
Bus and Shuttle
South Amboy residents utilize bus services
not only for commuting purposes, but also
for transportation to school, shopping, and
community facilities. New Jersey Transit provides
the majority of bus service for South Amboy on
Routes 815 and 817, which extend into Middlesex
and Monmouth Counties. The 815 bus runs
between New Brunswick and Woodbridge Center,
stopping at the corner of Broadway and Augusta
Street in South Amboy and offers 16 Woodbridge-
bound stops and 17 New Brunswick-bound stops
each weekday for South Amboy residents. The
817 bus provides service between Perth Amboy
and Campbell’s Junction in Middletown, stopping
at the same station on the corner of Broadway and
Augusta Street in South Amboy, offering 14 Perth
Amboy-bound stops and 14 Campbell’s Junction-
bound stops each weekday.
Additionally, the Middlesex County Department
of Transportation (MCDOT) offers a Middlesex
County Area Transit (MCAT) community service
shuttle that runs six different routes throughout
the County. South Amboy is located along the
M7 Brunswick Square Mall/South Amboy route.
The shuttle runs on a fixed schedule and does not
require a reservation. The M7 community shuttle
service offers designated stops every 30 to 60
minutes in South Amboy at the YMCA/McCarthy
Towers, Shoregate, and the South Amboy Rail
Station.
The City of South Amboy also offers a personal
transportation service within 10 miles of the City
for its senior residents who are members of the
Senior Center. Residents must call to schedule
their trip two days in advance.
South Amboy Station
CIRCULATION ELEMENT
82 | Circulation Element
City of South Amboy | Master Plan
Passenger Rail Service
Existing Conditions
South Amboy has one passenger rail station located
on Broadway, across from City Hall. NJ Transit
operates 42 northbound and 42 southbound daily
trips stopping at the South Amboy Rail Station.
According to 2012 ridership trends (most recent
data available), the station boards about 1,050
passengers daily. The North Jersey Coast Line
trains offer direct service between South Amboy,
Newark Airport, Newark Penn Station, and New
York Penn Station. Riders can also transfer from
the North Jersey Coast Line to the Northeast
Corridor line at Rahway for destinations south
toward Philadelphia. The North Jersey Coast
Train additionally provides access south toward
Belmar and other Jersey Shore connections.
Station Improvements
The South Amboy Rail Station has been the subject
of substantial upgrades and improvements over
the past decade and a half. In 2005, NJ Transit
completed a new pedestrian bridge over the
tracks, connecting the plaza along Broadway to a
northbound commuter parking lot. This allowed
for the closure of the grade at Augusta Street. In
2006, a new grade crossing was constructed at
John O’Leary Boulevard, providing a significant
connection between the east and west sides of the
City.
In 2009, a newly constructed station was
unveiled. The new station included a new center-
island, high-level platform, climate-controlled
waiting shelters, a canopy, ticket office, restrooms,
elevator, closed-circuit security cameras, and
modern communication systems. The station is
ADA accessible and offers bike storage.
Ferry Terminal
The City began running a temporary ferry service
to New York City after the attacks on September
11, 2001 left lower Manhattan’s transportation
system fractured. While this service was
suspended several years later, the City has always
had its sight on a permanent ferry terminal. On
June 8, 2016, the City received authorization
from the Federal Aid Highway Program for $2.1
million of funding for the construction of a ferry
terminal and site remediation. The terminal and
its associated parking will be located on City-
owned property within the Broadway/Main
Street Redevelopment Area. The ferry terminal
is intended to be constructed and completed in
conjunction with the surrounding redevelopment
along the waterfront. The proposed ferry terminal
is a fitting next step in South Amboy’s continuing
efforts to create a walkable community with viable
public transportation options for commuters and
residents.
The remediation work on the ferry site began in
mid-2016 and as of this Plan, the remediation
process is ongoing. The City intends to pursue
designs for the terminal and parking amenities in
the fall of 2017.
Walkway over tracks at South Amboy Station
South Amboy Station
CIRCULATION ELEMENT
Circulation Element | 83
City of South Amboy | Master Plan
Walking and Bicycling
Existing Conditions
Generally, South Amboy is a pedestrian friendly
community, with sidewalks along most county
and local routes traversing the City. Due to
its compact form, density, and traditional
design, walking remains an important means of
transportation for South Amboy residents.
The auto-dependency that many towns experience
has historically dictated the built environment
of South Amboy and created limited room for
the creation of any bicycle infrastructure. The
busy local roads make biking unsafe and the
built-up nature of the City creates obstacles in
implementing bicycle infrastructure. The public
participation process revealed that citizens are
nervous about encouraging bicycle infrastructure
before
traffic
management
strategies
are
implemented.
SAFE ROUTES TO SCHOOL
The Safe Routes to School program was created
and is supported by the New Jersey Department
of Transportation to encourage safer and more
accessible walking and bicycling environments
for children throughout New Jersey. Additional
benefits of the program include reduced traffic,
reduced fuel consumption, and reduced air
pollution. The program provides funding for
infrastructure improvements as well as education
programs to “overcome barriers to walking and
cycling to school.”
Elementary School (Pre-K through 5th Grade)
Total # of
students
surveyed
Walk
Bike
Bus
Family
Vehicle
Carpool
Transit
Other
Tues AM:
481
28.7%
0.2%
8.3%
58.0%
4.4%
0.0%
0.4%
Tues PM:
237
36.3%
0.0%
3.8%
54.9%
4.6%
0.0%
0.4%
Wed AM:
485
28.7%
0.2%
7.2%
60.4%
2.7%
0.0%
0.8%
Wed PM:
230
35.2%
0.4%
4.3%
54.3%
4.3%
0.0%
1.3%
Thurs AM:
483
29.6%
0.2%
7.7%
58.8%
2.9%
0.0%
0.8%
Thurs PM:
232
34.5%
0.0%
9.1%
52.6%
2.6%
0.0%
1.3%
Middle School (6th through 8th Grade)
Total # of
students
surveyed
Walk
Bike
Bus
Family
Vehicle
Carpool
Transit
Other
Tues AM:
162
40.1%
3.1%
3.1%
38.9%
13.6%
0.0%
1.2%
Tues PM:
145
46.9%
3.4%
3.4%
34.5%
10.3%
0.0%
1.4%
Wed AM:
206
40.3%
2.4%
2.4%
42.2%
11.7%
0.0%
1.0%
Wed PM:
187
48.7%
2.7%
2.7%
30.5%
14.4%
0.0%
1.1%
Thurs AM:
190
38.4%
1.6%
2.1%
46.8%
10.5%
0.0%
0.5%
Thurs PM:
144
50.0%
2.1%
2.1%
35.4%
9.7%
0.0%
0.7%
The City applied for the program in 2016 and
conducted surveys in the elementary school and
middle school. The following are the results of that
survey that were tallied the week of September 9,
2016.
As the tables above show, a significant number of
students, especially in the middle school, walked
to/from school during the three days students
were surveyed. These numbers indicate that
there is a desire to get to and from school through
alternative modes of transportation.
City of South Amboy | Master Plan
PUBLIC TRANSPORTATION
I2
Jc
Main St
John St
Raritan St
4th St
David St
Henry St
2nd St
Augusta St
Portia St
George St
5th St
State Hwy 35
Pupek Rd
Cedar St
Bordentown Ave
N Pine Ave
Conover St
1st St
S Feltus St
Elm St
Wilmont St
Barkalow St
S Broadway St
Lefferts St
6th St
Bertram Ave
Highland St
Feltus St N
Ferris St
Walnut St
Ward Ave
Conlogue Ave
Railroad Ave
S Pine Ave
Parker Ave
Louisa St
Lighthouse Dr
John T Oleary Blvd
Catherine St
S Shore Dr
Dayton St
N Rosewell Ave
Macedulski Ter
O Leary Blvd
Orchard Pl
Jerome Ave
Weber Ter
US Hwy 9
S Feltus St
Sayreville Borough
Perth Amboy City
µ
0
1,300
650
Feet
Source: NJOGIS, NJGIN, NJDEP, NJDOT,
2016 Tax Records
HEYER GRUEL & ASSOCIATES
October 2017
Public Transportation
Bus Stops
Bus Routes
Jc
Proposed Ferry Terminal
I2
South Amboy Train Station
Distance from Train Station
1/4 mile
1/2 mile
3/4 mile
1 mile
CIRCULATION ELEMENT
Circulation Element | 85
City of South Amboy | Master Plan
ISSUES AND
RECOMMENDATIONS
REGARDING CIRCULATION
Redevelopment Planning
Issues
As the City continues implementing and
amending its Redevelopment Plans, transit
connection issues should be taken into account. It
is recommended that provisions for multi-modal
transportation infrastructure, such as bicycle lanes
and wide sidewalks, should be incorporated into
Redevelopment Plans, especially development
occurring along the City’s waterfront.
Recommendations
Ensure the local street network is supplemented
and supported by new roadway and pedestrian
opportunities within redevelopment areas.
When reevaluating the City’s Redevelopment
Plans, the City should ensure new development
will properly integrate vehicular, pedestrian, and
bicycle infrastructure with the City’s existing
roadway and pedestrian networks.
Focus bicycle infrastructure in waterfront
redevelopment areas.
As the City continues to implement improved
traffic management strategies, endeavors involving
new bicycle infrastructure such as designated
bike lanes and sharrows should be focused in the
waterfront redevelopment areas that are creating
new developments and street grids, as well as the
surrounding neighborhoods. The City should
amend the waterfront redevelopment plans to
require bicycle infrastructure on newly designated
streets, focusing on networks leading to and from
the proposed ferry station and existing train
station. The plans should also require all new
public spaces to provide bicycle racks.
Connections
Issues
South Amboy has continued to upgrade the
various pedestrian and vehicle connections
throughout the City through State and local
projects.
However,
a
disconnect
between
neighborhoods and attractions continues to be
burdensome on the City’s residents. The public
participation process brought to light issues
including the lack of connection to the waterfront
walkway. Additionally, traffic congestion makes
pedestrian connections between the different
sectors of the City difficult and dangerous
(dealt with in more detail in the traffic calming
recommendation section). As South Amboy
continues to develop its waterfront, the City
should prepare for future connections issues
that may arise, such as wayfinding, and plan for
successful connection strategies.
Recommendations
Increased connections to waterfront.
With the forthcoming construction of the new
Existing Pedestrian Entrance to Waterfront Walkway
CIRCULATION ELEMENT
86 | Circulation Element
City of South Amboy | Master Plan
ferry terminal, the City should put focus on the
connections between the ferry terminal and the
City’s downtown. Connections, both vehicular
and pedestrian/cyclist, to the train station will be
critical to the multi-modal transit center South
Amboy is becoming.
Install bike lanes.
To enhance access to the train station and the
waterfront, the City should install bike lanes along
John O’Leary Boulevard and on the edge of the
Broadway downtown core. The addition of bicycle
infrastructure on these roads will encourage an
alternate mode of transportation within the City
and will enhance pedestrian connections from
the established residential neighborhoods to the
waterfront.
Install wayfinding signage.
Comprehensive and cohesive wayfinding signage
provides information to help people navigate their
way through a built-up environment, orienting
and educating visitors about destinations and
attractions within the City. Wayfinding signage is
increasingly becoming an integral marketing and
branding element for communities. To accompany
the large scale development happening on the
waterfront, South Amboy should pursue a
cohesively designed wayfinding signage system to
be implemented throughout the City.
Update crosswalks throughout the City.
To increase connections between the residential
districts and the City’s downtown, South Amboy
should utilize the sidewalk inventory performed
by the Rutgers graduate students and detailed
in their Health and Food Systems Element. This
inventory can assist the City in determining where
maintenance or redesign is required or where
a new sidewalk may be necessary. Successful
crosswalks
help
move
pedestrians
safely
throughout a city and encourage connections
between different neighborhoods.
Traffic Calming on Local Streets
Issues
South Amboy experiences a significant amount
of cut-through traffic during peak rush hour
times. These “cut-through drivers” utilize South
Amboy’s local roads to avoid congestion on the
nearby State highways, Routes 35 and 9 as well as
on the Garden State Parkway.
Recommendations
Continue to engage and coordinate with
Middlesex County regarding improvements to
the County roads that traverse the City.
Several County roads, including CR 688 (Pine
Avenue), CR 615 (Bordentown Avenue), and
CR 684 (Main Street) traverse the City. The City
should continue to work with the County to
ensure these roads provide a safe environment
for both vehicles as well as pedestrians and
cyclists. Main Street has received a number of
improvements in the recent past, including a
landscaped median, that aid in calming the traffic
Example of designated bike lanes. Bike lanes should
be concentraed in and around the Waterfront
Redevelopment Areas, and should encourage
movement to and from the train station and
proposed ferry terminal.
Example of wayfinding signage
CIRCULATION ELEMENT
Circulation Element | 87
City of South Amboy | Master Plan
and reducing automobile speed of cars that moves
through the area. Pine Avenue and Bordentown
Avenue are in need of upgrades similar to that of
Main Street.
Implement traffic calming techniques for local
roads.
The following are traffic calming techniques
the City should consider when updating local
roads and infrastructure. Additionally, the
following measures should be implemented in the
undeveloped redevelopment areas. The purpose
of these measures is to create a safer environment
for pedestrians and cyclists as they co-navigate
the roadways as well as discourage “cut-through
drivers” who come from the nearby highways.
oo Widen Sidewalk and Narrow Streets/Traffic
Lands
This technique, commonly referred to as
a “road diet,” allows the City to maintain
existing rights-of-way but reconfigure the
streetscape elements to deter speeding
and create a safer pedestrian atmosphere.
Techniques that maintain existing rights-
of-way dimensions are appropriate for
communities like South Amboy that
are almost completely built-out. This
reconfiguration of the road reduces the
amount of space dedicated to vehicles
in order to provide additional space for
pedestrians, cyclists, or for streetscape
improvements. Narrower traffic lanes
encourage vehicles to slow down, thereby
making it safer for both drivers and
pedestrians. Lane widths of 10 feet are
appropriate in dense areas like South Amboy,
on roadways that do not experience a high
level of truck traffic. Narrower lane width
do not decrease traffic flow and provide
additional benefits such as less stormwater
runoff and reduced crossing distances for
pedestrians. With the reduction in the
cartway distance (dimension of paved
surface between curbs) there is room to
widen sidewalks, creating a more walkable
atmosphere for neighborhoods.
The following streets are appropriate for
narrower traffic lanes:
■■Bordentown Avenue – There is significant
room along Bordentown Avenue to
reduce the width of the travel lanes and
increase the sidewalks and buffer areas.
■■Stevens Avenue – Stevens Avenue is a
direct route to the City’s elementary
school. As seen in the Safe Routes to
School surveys conducted by the City
in the fall of 2016, a significant amount
of elementary school students walk
to school. The travel lanes of Stevens
Avenue at its intersection with John street
are approximately 15 feet wide. The travel
lanes could be decreased and still provide
adequate room for vehicles and buses.
Decreasing the width of travel lanes and
Existing condition of South Stevens Avenue adjacent to
the Elementary School
CIRCULATION ELEMENT
88 | Circulation Element
City of South Amboy | Master Plan
increasing the sidewalk width will create
a safer route to school for students and
faculty who walk or bike.
■■John Street – South Amboy’s elementary
school is located on John Street. Like
Stevens Avenue, John Street has wide
travel lanes and is a direct route to the
school. By limiting the width of the travel
lane, John Street becomes a safer route for
students and faculty to reach the school.
■■Pine Avenue – Pine Avenue currently
offers a wide roadway with 15-foot travel
lanes with a 25 mile per hour speed limit.
The wide travel lane encourages cut-
throughs and speeding.
oo Install Curb Bump-Outs/Extensions
Curb extensions are a type of traffic calming
technique that is commonly employed in
commercial areas to minimize pedestrian
crossing distances. The curb and sidewalk
are extended several feet to narrow the
roadway and widen the sidewalk. Bump-
outs provide additional visibility and
protection for pedestrians as well as slow
traffic. When designed properly, curb
extensions do not interfere with vehicle
turning radii. Bump-outs and extensions
also provide an opportunity for instituting
sustainability measures by creating space
in the streetscape for green infrastructure
elements such as bioswales or raingardens.
The following intersections are appropriate
for curb bump-outs/extensions:
■■Bordentown Avenue - Bump-outs and
curb extensions would be beneficial along
Bordentown Avenue as these strategies
would allow for easier pedestrian
crossing at intersections and provide
better connections between the southern
and the northern sections of the City.
■■Stevens
Avenue
–
Bump-outs
at
intersections
along
Stevens
Avenue
would create a safer walking experience
for students and faculty walking to the
elementary school.
■■Pine Avenue – Bump-outs and curb
extensions along Pine Avenue would
encourage drivers to move slower
through the area and would discourage
cut-through traffic.
■■Broadway Street – The City’s central
downtown corridor would benefit from
bump-outs at the intersections along
Broadway, allows for easy crossing by
pedestrians.
Example of bump-out
Example of bump-out with bioswale
V. PARKS, RECREATION, AND OPEN SPACE ELEMENT
PARKS, RECREATION, AND OPEN SPACE ELEMENT
90 | Parks, Recreation, and Open Space Element
City of South Amboy | Master Plan
INTRODUCTION
Parks, recreation, and open space contribute to
the City’s way of life and identity as a desirable
place to live and work. Parks provide an
inherent environmental, aesthetic, and health
benefit to the community and are an essential
component of densely developed municipalities
such as South Amboy. Well-designed parks and
recreation facilities have the potential to function
as a public common space where residents can
congregate for civic and social purposes. These
resources provide South Amboy’s residents with
recreational opportunities, social outlets, and
community services.
The City of South Amboy is served by a variety
of parks and open spaces areas, including active
recreation (e.g. tennis and basketball courts)
and passive recreation (e.g. various memorials
and the waterfront walkway). The City is a
densely populated and developed community
that continuously strives to balance development
with desired open space. The 1974 Master Plan
identified recreational space as a key issue facing
the City. Included in its recommendations to
expand recreational facilities is the advancement
of the City’s waterfront development for recreation
activities
and
environmental
preservation.
South Amboy has historically recognized the
importance of the waterfront for both community
amenities and conservational benefits.
Since the 1974 Master Plan, the three Master Plan
Reexamination reports (commissioned by the
City in 1984, 1994, and 2004) have all stressed
the importance of addressing the concerns and
recommendations regarding open space in the
1974 plan. The public outreach process conducted
as part of this Master Plan process concluded that
residents would like to see more, easily accessible
open space. It is the intent and vision of this Plan
to increase the availability of active and passive
recreation facilities within the City.
INVENTORY OF PARKS,
RECREATION, AND OPEN SPACE
As detailed in the Health and Food Systems
Element prepared by Rutgers graduate students,
nearly 30% of the City is within a 5-minute walk
of a park. The Health and Food Systems Element
provides a detailed chart of the amenities offered
in each of South Amboy’s parks. Approximately
43.5 acres of open space and parkland are available
within South Amboy. The inventory below lists
the parks that appear on the NJDEP Recreation
and Open Space Inventory (ROSI).
Waterfront Walkway
The Waterfront Walkway is a paved, half-mile path
that runs along the waterway from the Raritan Bay
Waterfront Park in Sayreville to the parking lot
at the intersection of John T. O’Leary Boulevard
and Raritan Reach Road. As development
progresses within the City, South Amboy’s goal is
to continue the Walkway the entire length of the
Waterfront Walkway
City of South Amboy | Master Plan
OPEN SPACE
Jc
I2
13
15
15
5
14
13
11
1
9
4
6
10
7
8
3
2
12
Sayreville Borough
Perth Amboy City
Main St
John St
Raritan St
4th St
David St
Henry St
2nd St
Augusta St
US Hwy 9
Portia St
George St
5th St
State Hwy 35
Pupek Rd
Cedar St
Bordentown Ave
N Pine Ave
Conover St
1st St
S Feltus St
Elm St
Wilmont St
Mason St
Barkalow St
S Broadway St
Lefferts St
6th St
Bertram Ave
Highland St
Feltus St N
Ferris St
N Broadway St
Walnut St
Ward Ave
Railroad Ave
S Pine Ave
Parker Ave
Louisa St
Lighthouse Dr
John T Oleary Blvd
Catherine St
S Shore Dr
Dayton St
Davis Ln
S Broadway
Welch St
O Leary Blvd
Orchard Pl
Jerome Ave
US Hwy 9
S Feltus St
µ
0
1,300
650
Feet
Source: NJOGIS, NJGIN, NJDEP, NJDOT
HEYER GRUEL & ASSOCIATES
October 2017
Parks & Open Space
Parks and Open Space
Middlesex County
Raritan Bay
Waterfront Park
Key
Park Name
1
John Ciszewski Park
2
Magnanimity Memorial Park
3
Pupek Road Basketball Court
4
Charles Brown Jr/Robert Hughes
Memorial Park
5
John Zdanewicz Park
6
John Zdanewicz Park Extension
7
Second Street Park
8
David Street Park
9
Rosewell Street Park
10
August J Charmello Park
11
South Pine Avenue Park
12
Cannon Park
13
Allie Clark Field Complex
14
Veterans Park/Jack McKeon
Field
15
Waterfront Walkway
PARKS, RECREATION, AND OPEN SPACE ELEMENT
92 | Parks, Recreation, and Open Space Element
City of South Amboy | Master Plan
City’s waterfront. The walkway is accessed from
several points within the Southern Waterfront
Redevelopment Area, including a small parking
lot, known as the Fisherman’s parking lot, located
at the southern termination of Raritan Reach
Road. As previously stated, there is another
parking area located at the northern termination
of the Walkway. Additionally, there are several
pedestrian paths that stem from the residential
neighborhood located inland from the Walkway.
The pedestrian paths are not well marked and
several appear as though they are for private use
only.
The Waterfront Walkway is a valuable asset to the
City and its residents as it provides a distinctive
open space experience unique to water-side
communities.
The
walkway
sustained
damage
during
Superstorm Sandy but the City rebuilt it quickly.
South Amboy was awarded $2 million in FEMA
funding and the new seawall was engineered
to withstand greater wave action during future
storm events.
John Zdanewicz Park and Extension
The John Znanewicz Park is located at North
Feltus Street and 6th Street and is within the
PSE&G high-transmission wire easement. The
4.8-acre park contains five tennis courts and a
substantial amount of green space. Across North
Steven’s Avenue is the Extension of the John
Zdanewicz Park, which contains a basketball
court located on 0.3 acres on 5th street.
Honorable John F. Ciszewski Park
The Honorable John F. Ciszewski is small park in
the northwest section of the City measuring 0.5
acres in size. The park contains a basketball court
and playground.
Charles Brown Jr./Robert Hughes
Memorial Park
The Charles Brown Jr./Robert Hughes Memorial
Park is situated in the northern section of the
City. The 0.3-acre park includes a basketball
court, playground, and benches. Behind the
active recreation is a large forested area.
David Street Park
The David Street Park is located near the South
Amboy Waterfront at the intersection of North
Rosewell Avenue and David Street. The 0.1-acre
park contains a playground, green space, and
benches.
Veteran’s Park/Jackson McKeon Field
Veteran’s Park is located on the south end of the
City along Feltus Road and near Route 35. It is
one of the City’s larger parks at 3.8 acres in size,
and includes the Jackson McKeon baseball field
and associated improvements.
2nd Street Park
John Zdanewicz Park
August J. Charmello Park
PARKS, RECREATION, AND OPEN SPACE ELEMENT
Parks, Recreation, and Open Space Element | 93
City of South Amboy | Master Plan
August J. Charmello Park
Located on the western edge of the City, the
0.4-acre August J. Charmello Park consists of a
basketball court, playground, and green space.
The following parks represent the remaining open
space within South Amboy that is not listed on
the ROSI.
Allie Clark Field Complex
The Allie Clark Field Complex is located adjacent
to the South Amboy Middle/High School and the
Dowdell Library in the eastern part of the City.
The 11.5-acre Complex includes the Lewis softball
field, the Colucci baseball field, the Eppinger
baseball field, and one tee ball field.
Pupek Road Basketball Court
The Pupek Road Basketball Court is a small 0.1-
acre park located between Pupek Road and a
former rail yard, now vacant. The park contains a
basketball court and is surrounded by residences.
Magnanimity Memorial Park
The 0.1-acre Magnanimity Memorial Park is
located on the corner of Pupek Road and North
Stevens Avenue. The park includes a paved area
with benches.
Second Street Park
Second Street Park is centrally located within the
City on Second Street at the termination of Potter
Street. The Park is 0.2 acres in size, and includes a
playground, open green space, and a bench.
Rosewell Street Park
Rosewell Street Park is located directly across
North Rosewell Avenue from the David Street
Park. This 0.3-acre park contains a basketball
court and green space. It is part of a larger lot that
extends to the waterfront.
South Pine Avenue Park
The South Pine Avenue Park is located on South
Pine Avenue between George Street and Lefferts
Street. The 0.3-acre park is on the former Conrail
right-of-way and consists of a playground and
basketball court.
Cannon Park
Cannon Park is located on Bordentown Avenue
between South Pine Avenue and South Stevens
Avenue. The 0.1-acre triangular shaped park
includes benches, a memorial, a flagpole, and a
gazebo.
Raritan Bay Waterfront Park
The City is adjacent to the Raritan Bay Waterfront
Park, which shares South Amboy’s southeastern
boarder in Sayreville. Opening in 1998, this
Middlesex County park is composed of 136 acres,
82 of which are wetlands. The park is home to a
host of facilities, including a baseball field, softball
fields, a soccer field, a football field, bocce courts,
a playground, walkways and bike trails, a natural
study area of the wetlands, and an overlook
looking out over the Raritan Bay. While the park
Pupek Road Basketball Court
Allie Clark Field Copmlex
PARKS, RECREATION, AND OPEN SPACE ELEMENT
94 | Parks, Recreation, and Open Space Element
City of South Amboy | Master Plan
is completely within the Borough of Sayreville, the
only access to the park is through South Amboy.
The City police department, the Sayreville police
department, and the Park Rangers all patrol the
park in a joint enforcement partnership.
Each year in the fall, the City of South Amboy joins
with iRun New Jersey to host a BBQ festival in
the park. The festival includes gourmet BBQ food
vendors as well as live music from local bands.
The festival continues to be a success, attracting
thousands of New Jersey residents to the area. The
park additionally holds the Music-in-the-Parks
Summer Series that presents a different concert
every Wednesday night between late June and the
end of August.
RECREATION PROGRAMS
The South Amboy Youth Athletic Association
(SAYAA) is a non-profit organization that was
founded in 1963 and has consistently provided
an array of athletic recreational programs for
children between the ages of 3 and 19. The
organization
offers
year-round
programs
including baseball, softball, basketball, soccer,
and T-ball. The Association utilizes the facilities
at the Allie Clark Sports Complex adjacent to the
Middle/High School and Dowdell Library.
The City of South Amboy’s Parks and Recreation
Department also provides a free 4-week long
summer program for the City’s youth, ages 4 ½
to 12. The camp is predominately outdoors and
held at the local parks with one trip per year
planned for an activity outside the City, such as
the aquarium.
The YMCA offers a plethora of summer camps
for the region’s youth. The camps are open to both
members and non-members and include science
camps, cooking camps, sports camps, theater and
dance camps, as well as a “Leaders-in-Training”
camp for older youth (ages 16-17). In addition to
summer programs, the YMCA provides programs
and lessons in arts, science, and sports throughout
the year for youth.
The YMCA also offers a wide variety of programs
for residents of all ages. Members can utilize
the fitness center, art classes, dance classes,
enrichment classes such as the Healthy Family
Snacks & Smoothies class, a variety of health
and wellness programs including a diabetes
prevention program, skills and training classes
such as self-defense and first aid, as well as sports
activities including floorball and their adult ping
pong club. South Amboy residents have embraced
and welcomed the location of the YMCA within
their City as shown by their enrollment figures,
where as of October 2016 nearly half of the Y’s
members were South Amboy residents.
Additionally, the Frog Hollow Swim and Tennis
Club is a private club open during the summer
months. The Club offers swim lessons and hosts
an annual 5K Run and Health walk each year.
County Park, Waterfront Walkway
County Park, Mile Marker
YMCA
PARKS, RECREATION, AND OPEN SPACE ELEMENT
Parks, Recreation, and Open Space Element | 95
City of South Amboy | Master Plan
ISSUES AND
RECOMMENDATIONS
Issues
Since South Amboy’s 1974 Master Plan, adequate
provisions of parks and open space has been a
key initiative for the City. The City has worked
successfully with the County in providing open
space and continues to provide well-maintained
pocket parks for City residents.
Needs Assessment
The geographic service area standard provides
a framework for examining the adequacy of
parkland recreational facilities (both passive
and active). Each recreational facility is assigned
to a geographic class based on the extent of the
surrounding community that it is likely to serve.
The service area of a facility generally corresponds
to the size of the park itself, but also takes into
consideration the nature and specificity of the
recreational use(s) located on-site. Beyond overall
aggregate parkland provision acreages, this needs
assessment method addresses the population’s
proximity to parks of varying classes, revealing
portions of the County that do not fall within
the service area of any park. Widely-recognized
categories of parkland developed by the National
Recreation and Parks Association are used to
classify the parks in the County into mini (or
pocket) parks, neighborhood parks, community
parks, regional parks, and special use parks,
summarized in the table on the following page.
The result of the analysis shows that that the
combination of the Raritan Bay Waterfront
Park and the municipal parks create adequate
access to parks for the residents of South Amboy.
However, this analysis does not take into account
the amenities offered at each park. A number of
South Amboy’s parks are designated playgrounds,
and residents have expressed concern that there
is not enough open space that offers activities
geared toward adults.
Recommendations
Continue to increase the number of public
parks and recreational activities.
Residents are concerned about the lack of parks
and recreational activities for adults. While there
are basketball courts and tennis courts located
throughout the City, several of these appear to be
locked during hours the public wishes to use them.
The continued development of neighborhood
open spaces and “pocket parks” should be
encouraged through the conversion of vacant and
underutilized lots into recreational areas. Pocket
parks have also been found to increase physical
activity of residents within quarter of a mile.
Additionally, open space and park development
should continue to be encouraged and required as
part of the redevelopment process.
Extend the Waterfront Walkway to the northern
end of the City.
It is recommended the City continue its efforts to
Magnamity Park
Waterfront Walkway
PARKS, RECREATION, AND OPEN SPACE ELEMENT
96 | Parks, Recreation, and Open Space Element
City of South Amboy | Master Plan
National Recreation and Parks Association Parkland Categories
Park Type
Description
Service Area
Typical
Size
South Amboy Parks
Mini Park /
Pocket Park
Addresses limited or isolated
recreation
needs.
Benefits
include the ability to provide
small recreation facilities in
neighborhoods with little vacant
land. An associated challenge is
that they can be spread out and
consequently hard to maintain.
1/4 mile
< 1 acre
•
John Ciszewski Park
•
Charles Brown Jr./Robert Hughes
Memorial Park
•
Pupek Road Basketball Court
•
Magnanimity Memorial Park
•
Second Street Park
•
David Street Park
•
South Pine Avenue Park
•
August J. Charmello Park
•
Cannon Park
•
Rosewell Street Park
•
John Zdanewiczppark Extension
Neighborhood
Park (small)
Parks that serve a residential
neighborhood, providing active
and passive recreation activities,
with the scope of possible
activities curtailed by limited
size.
1/2 mile
unobstructed by
barriers
1-5 acres
•
John Zdanewicz Park
•
Veteran’s Park/Jack McKeon Field
Neighborhood
Park
(traditional)
Parks that serve a residential
neighborhood, providing active
and passive recreation activities.
1/2 mile
unobstructed by
barriers
5-10 acres
-
Community
Park
Serves
needs
of
entire
community with courts, fields,
and other recreational facilities.
1 to 2 miles (1.5 acres
is used in the GIS
analysis shown on the
map)
10-50
acres
•
Allie Clark Field Complex
•
Proposed Finished Waterfront Walkway*
Regional Park
Serves needs of community
and the region beyond the
community.
Over 3 miles
Over 50
acres
•
Raritan Bay Waterfront Park (located
over South Amboy’s southern border in
Sayreville)
*Note: This park is not included in the analysis. Once completed, this park’s service area would constitute the City’s open space need.
City of South Amboy | Master Plan
OPEN SPACE NEEDS ANALYSIS
I2I2
Jc
13
15
15
5
14
13
11
1
9
4
6
10
7
8
3
2
12
Sayreville Borough
Perth Amboy City
Main St
John St
Raritan St
4th St
David St
Henry St
2nd St
Augusta St
US Hwy 9
Portia St
George St
5th St
State Hwy 35
Pupek Rd
Cedar St
Bordentown Ave
N Pine Ave
Conover St
1st St
S Feltus St
Elm St
Wilmont St
Mason St
Barkalow St
S Broadway St
Lefferts St
6th St
Bertram Ave
Highland St
Feltus St N
Ferris St
N Broadway St
Walnut St
Ward Ave
Railroad Ave
S Pine Ave
Parker Ave
Louisa St
Lighthouse Dr
John T Oleary Blvd
Catherine St
S Shore Dr
Dayton St
Davis Ln
S Broadway
Welch St
O Leary Blvd
Orchard Pl
Jerome Ave
US Hwy 9
S Feltus St
µ
0
1,300
650
Feet
Source: NJOGIS, NJGIN, NJDEP, NJDOT
HEYER GRUEL & ASSOCIATES
October 2017
Open Space
Service Area Analysis
Parks and Open Space
Park and Open Space
Service Area
Middlesex County
Raritan Bay
Waterfront Park
Key
Park Name
1
John Ciszewski Park
2
Magnanimity Memorial Park
3
Pupek Road Basketball Court
4
Charles Brown Jr/Robert Hughes
Memorial Park
5
John Zdanewicz Park
6
John Zdanewicz Park Extension
7
Second Street Park
8
David Street Park
9
Rosewell Street Park
10
August J Charmello Park
11
South Pine Avenue Park
12
Cannon Park
13
Allie Clark Field Complex
14
Veterans Park/Jack McKeon
Field
15
Waterfront Walkway
PARKS, RECREATION, AND OPEN SPACE ELEMENT
98 | Parks, Recreation, and Open Space Element
City of South Amboy | Master Plan
extend the Waterfront Walkway to be the entire
length of the City’s waterfront. Included in plans
for extension, it is recommended the City consider
the recommendations of the Rutgers Health
and Food Systems Element. In this Element, the
group of graduate students proposes a Waterfront
Walkway Loop to further connect the existing
walkway with the trails running through the
County park in a circular pathway.
Promote
additional
passive
and
active
recreation activities along the Waterfront
Walkway.
The Rutgers Health and Food Systems Element
offers
specific
recommendations
regarding
additional activities for the walkway. This Master
Plan promotes the recommendations laid out by
the graduate students in the Health and Food
Systems Element and recommends the City pursue
their recommendations. Such recommendations
include:
oo Non-motorized boat launch:
■■Provide space along the walkway for
water sport rentals, such as canoes and
kayaks.
■■Provide launch space for residents to
bring their own canoes and kayaks.
oo Outside “gym” equipment:
■■Collaborate with the County to provide
and
maintain
low-impact
exercise
equipment along the walkway that
uses mechanical resistance to provide
low-stress exercise experience for both
teenagers and adults.
Continue to explore additional opportunities
for new parks .
The City should continue to coordinate and
collaborate with both the County and Board
of Education to increase the availability of
recreational activity space.
It is additionally recommended the City pursue
a variety of types of parks and open space, such
as “interactive” parks, including skate and splash
parks.
Enhance connections to County trail system.
The City should initiate discussions with
Middlesex County to determine how the County
trail systems can be made an active partner in
meeting the City’s recreation goals.
The ROSI should be updated to include all open
space within the City.
Partner with various non-profit groups to
implement and provide additional recreational
programs for the City’s youth.
As budgets have shrunk, programs available to
the City’s youth programs have reduced in size
and quantity. The City should investigate local
groups that provide programs for children and
collaborate to bring these resources to South
Amboy.
Create more recreational opportunities for
adults.
While the YMCA provides a significant amount
of programs for members of all ages, there is a
consensus that more opportunities need to be
available on the City-level for adults to engage in
recreational activities. Programs the City should
consider include but are not limited to: tennis
lessons, yoga classes, basketball league, softball
league, etc. The City could additionally partner
with South Amboy ARTS to initiate art classes for
adults.
Continue to collaborate with the Board of
Education to make school facilities available for
community recreation and other community
related activities and programs.
Continue to coordinate the with YMCA to foster
city-wide activities geared toward residents of
all ages.
As the City and the YMCA continue to maintain
a strong relationship, coordination between
programs and public events greatly benefits the
residents of South Amboy.
VI. COMMUNITY FACILITIES ELEMENT
COMMUNITY FACILITIES ELEMENT
100 | Community Facilities Element
City of South Amboy | Master Plan
INTRODUCTION
The quality and adequacy of community
facilities represents a significant factor in
making a community a desirable place to live.
The Community Facilities Element provides an
evaluation of the public service and facility needs
of the City of South Amboy such as schools, fire
protection, police, first aid, and libraries. This
Plan discusses current municipal resources,
existing service levels, and potential deficiencies
as well as future community facility and service
needs based on the City’s demographic and socio-
economic composition.
The 1974 Master Plan identified a number
of significant deficiencies in South Amboy’s
quality and quantity of community facilities.
Included in the suggested improvements were
new public school facilities, a community center,
increased park facilities, and increased public
transit. While improvements to local parks and
public transportation are addressed in other
sections of this Master Plan, the City has made
significant progress in addressing all of these
concerns. Many of the improvements to the
City’s community facilities have come through
redevelopment,
particularly
the
Southern
Waterfront Redevelopment Area. As part of the
Southern Waterfront Redevelopment Area South
Amboy has a new middle/ high school and a
new library as well as parkland created along the
waterfront. In 2010 the YMCA opened its doors
in South Amboy creating a place for residents to
come together. The YMCA offers the community
numerous programs and activities, including a
6,000 square foot health and wellness center as
well as a full court gym and swimming pool.
The City has additionally provided significant
improvements
to
its
emergency
services,
including the implementation of a Reverse 911
system and new generators in City Hall and in
each fire house. Additionally, the City recently
implemented a new $1 million radio system for
its First Responders, and will now be included on
the County’s radio system. Further collaboration
with the County will enable South Amboy to be
eligible for additional grant resources as the City
continues to upgrade and provide additional
emergency service resources.
Given that South Amboy is largely built out, it
is important that the City effectively coordinate
services and space usage between a variety of
groups, including the City, the Housing Authority,
the Recreation Department, Middlesex County,
Sayreville, and the private sector. The need
for such close coordination is a key aspect of
community and recreational service provision in
urban communities, where the space is limited
but the needs are many. The Community Facilities
Element inventories South Amboy’s current
community facilities. The Element identifies areas
of improvement for existing facilities and proposes
development of new facilities where warranted to
meet the needs of the City’s growing population
and to respond to changes in South Amboy’s
South Amboy Muicipal Complex
City of South Amboy | Master Plan
COMMUNITY FACILITIES
I2
Main St
Raritan St
David St
Henry St
US Hwy 9
Portia St
George St
5th St
State Hwy 35
Pupek Rd
Bordentown Ave
N Pine Ave
Conover St
1st St
S Feltus St
Elm St
Wilmont St
Barkalow St
Lefferts St
6th St
Bertram Ave
Highland St
Feltus St N
Ferris St
Ward Ave
Railroad Ave
S Pine Ave
Louisa St
Lighthouse Dr
John T Oleary Blvd
Catherine St
S Shore Dr
Dayton St
N Rosewell Ave
Macedulski Ter
S Broadway
Welch St
O Leary Blvd
Orchard Pl
Weber Ter
US Hwy 9
S Feltus St
5
9
7
6
3
10
14
1
15
19
11
22
13
16
20
18
23
8
4
2
25
26
24
21
17
12
Sayreville Borough
Perth Amboy City
µ
0
1,300
650
Feet
Source: NJOGIS, NJGIN, NJDEP, NJDOT
HEYER GRUEL & ASSOCIATES
October 2017
Community Facilities
Community Facilities
Cemetery
Church
City Owned Facilities
Housing Authority
Other
School
Open Space
Map
Key
Type of Facility
Name
1
Fire Station
Mechanicsv ille Hose Company
2
Other
Knights of Columbus
3
Church
Christ Church
4
Other
Elks Lodge
5
Cemetery
Saint Mary's Church Cemetery
6
Church
Church of the Sacred Heart
7
Church
Church of the Sacred Heart Rectory
8
Other
South Amboy First Aid and Security
Squad
9
Church
Ev erlasting Strength Ministry
10
Church
First Presbyterian Church
11
Police Station
Police Station
12
City Hall
City Hall
13
Fire Station
Independence Engine & Hose Fire
Company
14
Church
St Mary's Roman Catholic Church
15
Fire Station
Protection Engine Company No. 1
16
Senior Center
South Amboy Senior Center
17
School
South Amboy Elementary School
18
Housing
Authority
Housing Authority
19
Fire Station
Enterprise Snorkel Company No. 1
20
Library
Sadie Pope Dowdell Library
21
School
South Amboy High Middle School
22
Fire Station
Progressiv e Fire Company
23
Housing
Authority
Housing Authority
24
Other
Frog Hollow Swim Club
25
Other
The Venetian (Nursing Home/Rehab)
26
Other
YMCA
COMMUNITY FACILITIES ELEMENT
102 | Community Facilities Element
City of South Amboy | Master Plan
demographic and socio-economic composition.
The facilities inventoried in this section include
education facilities, municipal facilities, the
library, emergency services, and the City’s Senior
Center. A map of all City community facilities can
be found on the Community Facilities Map.
EDUCATIONAL FACILITIES
The South Amboy Board of Education operates
two schools: South Amboy Elementary School and
South Amboy Middle/High School. Outside of its
core educational services, the District provides
additional services directly and indirectly. While
the District does not operate its own after school
program, a private after school program is run at
the Elementary School that offers before school
and after school care. The District runs the Child
Find program. Administered by the District’s
Department of Special Services, this program
helps screen for and find special needs children
between the ages of 3 and 5. By identifying
children with special needs early, the District can
work with parents and future students to take all
necessary actions to ensure their success.
For the 2016-2017 school year, the district
reported a total operating budget of $16,351,338.
It currently employees 151 faculty and staff. As
of the 2014-2015 school year, South Amboy
Elementary School enrolled 572 students in
prekindergarten through 5th grade and South
Amboy Middle/High School enrolled 512
students in 6th through 12th grade. South Amboy
Elementary School is a Title 1 Targeted Assistance
(TA) school as determined by the number of
low-income students enrolled in the free and
reduced lunch program. As a Title 1 school, the
US Department of Education provides funding
“to ensure that all children have a fair, equal, and
significant opportunity to obtain a high quality
education and reach, at minimum, proficiency
on challenging state academic achievement
standards and state academic assessments.” In
2015, the elementary school received funding of
$260,156 for targeted assistance programs that
provide services to eligible children.
The South Amboy Elementary School is located
on John Street in the southeast section of the City.
The original building was constructed in 1919
and has had several upgrades and improvements
in the time since. The middle school and high
school were located in the same complex as the
elementary school until 1994, when the new
middle/high school opened adjacent to the
Allie Clark Field Complex within the Southern
Waterfront Redevelopment Area. In 2013 the
elementary school received an $8.4 million
renovation which included among other items
upgrades to the roof, new windows, new ceilings
and flooring, renovations to the lunchroom and
kitchen, upgrades to the bathrooms, new HVAC
equipment, replaced fire alarms and boiler, as well
as a new main entrance canopy.
The City’s public schools have experienced
steady decline over the past several school years.
South Amboy High School
South Amboy Middle School
South Amboy Elementary School
COMMUNITY FACILITIES ELEMENT
Community Facilities Element | 103
City of South Amboy | Master Plan
The following chart represents the average daily
enrollment for the past four school years of
available data.
In addition to the public elementary, middle, and
high school, private early learning and child care
facilities are offered in the community.
The City was also previously home to a number of
parochial schools, including Cardinal McCarrick
St. Mary’s High School, St. Mary’s Elementary
School, and the Sacred Heart Elementary School.
St. Mary’s Elementary School, located on 2nd
Street, was the first of the parochial schools
to close when it shut its doors in 2007. St.
Mary’s High School, located on August Street,
permanently closed after the 2014-2015 school
year. Most recently, the Sacred Heart Elementary
School, located on Cedar Street originally, then
at the former St. Mary’s location, closed in June
2016.
School Year
Average
Daily Student
Enrollment
Percent
Change
2015-2016
1,077
(1.0%)
2014-2015
1,088
(5.4%)
2013-2014
1,150
(2.1%)
2012-2013
1,175
(0.7%)
2011-2012
1,183
-
LIBRARY
In 2014 the Sadie Pope Dowdell Library celebrated
its 100th anniversary. Opening its doors in 1914,
the South Amboy Free Public Library (as it was
originally called) began under the leadership of
head librarian, Sadie Pope Dowdell. The library
was renamed in her honor in 1972. The Sadie
Pope Dowdell Public Library is opened to the
public every day of the week except Sunday, and
is located adjacent to South Amboy Middle/High
School. The library offers a variety of programs
and events geared toward children, teens, and
adults, including story times, music festivals,
“make-it-yourself” programs for children and
young adults, arts exhibits, special events such
as soup competitions, and SAT prep. The library
is also home to state of art technology, including
educational coding robots and a 3D printer,
donated by the Dowdell Library Foundation in
2014.
MUNICIPAL FACILITIES
South Amboy’s City Hall houses many of the
City’s municipal services including the police
department, tax accessor’s office, City clerk,
construction department and building inspector,
office of the fire chief, municipal court, parks and
recreation department, public works department,
tax and utility office, purchasing department,
and the office of the registrar. The building
holds Municipal Court and meetings for the
Council, Planning Board, and the South Amboy
Redevelopment Agency.
Sadie Pope Dowdell Public Library
COMMUNITY FACILITIES ELEMENT
104 | Community Facilities Element
City of South Amboy | Master Plan
EMERGENCY SERVICES
The City provides emergency services to its
residents in the form of police services, fire
protection services, and first aid services. The
location of emergency facilities are shown below.
Police Department
The South Amboy Police Department provides
24-hour protection of the City patrolling on foot
and by car. The Police Department has one facility,
located in the basement of City Hall at 140 North
Broadway. The current force has 24 sworn officers,
and recently received four new police vehicles
from the City. The crimes the Department most
often deals with are criminal mischief, assault,
auto theft, domestic violence, theft, and narcotics
offenses. The City has recently received a $5,000
grant from the County for equipment to remove
graffiti from around the City.
Discussions with the Police Department revealed
several distinct issues facing the department. The
main issue the Department raised is their need
for a sally port at the Police Station. A sally port
Police Department
140 N. Broadway Street
Independence Engine & Hose Fire Company
140 N. Broadway Street
Protection Engine Company No. 1
100 N. Feltus Street
Enterprise Snorkel Company No. 1
107 George Street
Progressive Fire Company
429 Bordentown Avenue
Mechanicsville Hose Company
400 Raritan Street
First Aid and Safety Squad
Corner of Thompson and Main Street
allows for appropriate prisoner transport that
enhances the safety of the both the officers and
the prisoners. The Department also expressed
concern over the desire for a separate garage
for police vehicles that provides storage for any
seized vehicles as well as repair options for police
vehicles. The final issue concerns manpower. The
number of sworn officers has fluctuated over the
past, and the Department is working on new ways
to recruit new officers to the force.
The Police Department maintains an active
Facebook page that provides residents with
information regarding road closures, storm
warnings, power outage updates, lost pets,
memorial services, and a plethora of additional
vital information for the City.
Fire Department
The South Amboy Fire Department is served
by volunteer firefighters at five fire stations:
Mechanicsville Hose Company, Independence
Engine & Hose Fire Company, Protection Engine
Company No. 1, Enterprise Snorkel Company
COMMUNITY FACILITIES ELEMENT
Community Facilities Element | 105
City of South Amboy | Master Plan
No. 1, and Progressive Fire Company. Each
station houses one truck and is equipped with
portable generators for emergencies. Additionally,
Progressive Engine Company possesses an air and
light unit. The volunteer firefighters also provide
fire protection education at the schools and
host neighborhood barbeques in the summer.
South Amboy’s all-volunteer force is comprised
of approximately 150 volunteers. Annually, the
Department receives roughly 320 calls. The
various stations maintain active Facebook pages,
updating residents on events and fire safety. The
Department also responds to calls outside of City
limits as it is also part of a mutual aid agreement
with the neighboring town of Sayreville.
In 2015 the South Amboy Fire Department
was chosen by the National Volunteer Fire
Council who partners with DuPont Protection
Technologies and the Globe Manufacturing
Company to receive four sets of new, state-of-the
art Globe turnout gear, a firefighter’s first line of
protection. As the City continues to grow, the Fire
Department will be in more need of additional
turnout gear to keep their firefights safe.
First Aid and Safety Squad
South Amboy’s First Aid and Safety Squad, located
at the corner of Main Street and Thompson Street,
provides emergency medical care, transportation,
and rescue services. They are an independently
run private organization operated by volunteers
and supported by tax-deductible donations. The
Squad maintains roughly 20 active volunteers, the
majority of which are also volunteer firefighters.
The First Aid Squad will host CPR and AED
classes for the public to achieve or maintain
certification, and can sometimes offer medical
transports. The City’s First Aid Squad responds to
roughly 950 calls annually, and has a mutual aid
agreement with Sayreville’s Emergency Squad.
They operate three ambulances, one of which
remains in good shape but the other two will
need to be replaced in the near future. The Squad
formerly had a rescue boat but recently sold it.
They maintain a small row boat for flood events
but it is not sufficient for large emergencies and
rescues. The City hopes the new partnership
with Middlesex County will allow them to apply
for grant money to purchase a new Water Rescue
Apparatus. The Squad also recently received a
loan from Amboy Bank for $100,000 to improve
their various systems, including fire alarms,
maintenance to the building’s roof and parking
lot, as well as a new exhaust.
South Amboy benefits from its location near 11
acute-care centers and 3 trauma centers, all within
a 20- minute drive of the City. The two major
health centers are the Raritan Bay Medical Center
(RBMC) and the Robert Wood Johnson Medical
Center. The South Amboy First Aid and Safety
Squad uses the Robert Wood Johnson Medical
Center as its prime trauma center.
During discussions with members of the First
Aid and Safety Squad, several issues were raised.
First Aid and Safety Squad
Independence Engine & Hose on Broadway
COMMUNITY FACILITIES ELEMENT
106 | Community Facilities Element
City of South Amboy | Master Plan
One central issue that Squad faces is the need
for additional volunteers. Representatives from
the Squad noted that as residents in South
Amboy age, fewer can volunteer and the younger
population is not filling the gap (this is true for
volunteer firefighters as well). Another problem
the First Aid and Safety Squad faces is the
tendency of residents to “misuse” the services as it
appears much of the public does not understand
what constitutes an emergency. The Health and
Food Systems Element goes into further detail
regarding this phenomena in its Healthcare &
Health Literacy chapter.
A third significant problem the Squad faces
is the need for additional funding. They are
independent but receive an annual donation from
the City. They receive additional funding through
mailers and collections but this combination of
funding sources remains insufficient.
Office of Emergency Management
The City of South Amboy’s Office of Emergency
Management (OEM) is responsible for ensuring
the City is prepared for emergency situations
resulting from both man-made and natural
disasters. The City’s OEM works to educate
the public about preparedness in the event of a
disaster. Various documents such as a “Power
Outage
Checklist”
and
“Hurricane/Storm
Preparedness” are available on the City’s website.
Each documents offers information about
procedures and preparedness. A Reverse 911
system is in place as well as Nixle, a text-based
system that provides alerts from the Police and
OEM to residents during emergencies. South
Amboy’s OEM also utilizes social media outlets,
including Facebook and Twitter, to keep residents
up-to-date before, during, and after emergency
events. The OEM will also pass out fliers door-
to-door when a storm is coming to ensure the
residents with limited access to the internet
receive the appropriate information.
A future concern that all of the emergency
personnel in South Amboy face is the fact that the
City is growing quickly, and with the anticipated
development near the proposed ferry terminal,
the current emergency forces may not be sufficient
to handle the expected population boom.
MISCELLANEOUS SERVICES
Religious and Fraternal Organizations
The City of South Amboy is served by a
diverse offering of faith-based groups. Major
congregations of South Amboy are listed below
and are depicted on the Community Facilities
Map.
• Christ Church
• Church of the Sacred Heart
• First Presbyterian Church
• St. Mary’s Roman Catholic Church
• Everlasting Strength Ministries Hope Chapel
First Presbyterian Church
COMMUNITY FACILITIES ELEMENT
Community Facilities Element | 107
City of South Amboy | Master Plan
Additionally, a number of fraternal organizations
are located within the City of South Amboy and
serve its diverse population.. The Knights of
Columbus, Council 426 is a fraternal organization
serving the Sacred Heart Parish and South Amboy
community. The South Amboy Elks Lodge #0784
is also a fraternal order with charitable objectives
and programs supporting veterans and youth.
South Amboy Senior Center
The South Amboy Senior Center, located on
Steven’s Avenue, is available to City residents
60 years old or older who wish to join. The
Center offers social activities, computer access,
entertainment, and game days for its members.
The center additionally provides transportation
within a 10 mile radius of the City, including trips
to local shopping centers, doctors’ appointments,
and other places of interest. The transportation
system operates three buses with one full-time
driver with additional part-time drivers. While
the extent of the bus uses varies, the Center
estimates that at least 50 seniors utilize the buses
each day. At the local YMCA, senior swim times
are available for Senior Center members.
The Senior Center also acts as an emergency
center for the City. The Center can hold up to
75 residents during emergencies. Most recently,
the Center acted as a shelter during Superstorm
Sandy and is now equipped with a permanent
generator.
Additional services and facilities for the senior
citizens of South Amboy and the region include
the Venetian Care and Rehabilitation Center. The
Venetian offers accommodations for rehabilitation
guests and nursing home residents near the City’s
downtown and waterfront area.
Housing Authority
The South Amboy Housing Authority is a Section
8 and public housing agency governed by the
guidelines of HUD. Its mission is to “finance,
develop, package, insure, manage, regulate,
control, acquire and own diverse types of housing
designed to provide safe, sanitary and suitable
living accommodations of any and every type and
kind to all persons of low income.” It accomplishes
this mission by offering affordable housing for
low income households, seniors, and those with
disabilities and provides programs such as the
Housing Choice Voucher Program.
RECOMMENDATIONS
Issues
As South Amboy continues to revitalize portions
of the City through the redevelopment process,
the community facility needs of residents should
be a key consideration. Specific issues that
were raised during the public outreach process
include concerns for the capacity of current
community facilities once the next phase of the
City’s waterfront development is realized. It is
recommended the City focus on ways to improve
St. Mary’s Roman Catholic Church
Venetian Care and Rehabilitation Center
COMMUNITY FACILITIES ELEMENT
108 | Community Facilities Element
City of South Amboy | Master Plan
community facilities and plan for their upgrades
and expansions in anticipation of the waterfront
redevelopment projects.
Recommendations
Reassess the space needs of all City departments.
Utilizing the Master Plan as guidance, the City
should ensure that current and future space needs
of each department are taken into consideration
and assess where future expansions may be
needed.
Ensure the anticipated development within the
City has access to adequate emergency forces.
As the City continues to flourish, the population
will steadily increase, requiring additional
emergency forces to handle the influx in residents
and businesses. The City is at a prime location
to plan for additional emergency personnel, and
should do so appropriately when looking toward
future budgets and capital improvement plans.
Explore options for additional police and fire
stations within the waterfront redevelopment
areas.
As South Amboy prepares for the major residential
development adjacent to the new ferry terminal,
the City should consider if additional space will be
needed for new police and fire stations within the
redevelopment area. When reevaluating the City’s
numerous redevelopment plans, amendments
should be considered that ensure there is room
for additional emergency facilities if needed.
Provide a sally port for prisoner transfer.
A sally port allows patrol cars to bring prisoners
in and out of the police station. It is a secure,
enclosed garage that minimizes injury risks to
both the officers and the prisoner. As the City
plans for expansion, thought should be given to
how the Police Station may also expand for the
inclusion of a sally port.
Investigate the need for additional emergency
evacuation shelters.
The City should consider where and if additional
emergency evacuation shelters may be needed,
especially within the waterfront redevelopment
areas where the increase in population will be
realized.
Utilize the newly formed partnership with the
County to pursue additional funding options.
The City has indicated its intention to pursue
additional funding and grant resources through
its partnership with Middlesex County.
Plan for future expansions of school facilities as
needed.
The existing school facilities are adequate for the
current population of South Amboy. However, as
development continues and people move into the
area, the City should coordinate with the Board
of Education and plan for expansions as needed.
South Amboy Board of Education
VII. UTILITIES ELEMENT
UTILITIES ELEMENT
110 | Utilities Element
City of South Amboy | Master Plan
INTRODUCTION
As defined within the Municipal Land Use Law
(MLUL), a utility service plan element analyzes the
need for, and depicts the future general location of
water supply and distribution facilities, drainage
and flood control facilities, sewage and waste
treatment, solid waste disposal, and provisions for
other related utilities, including any storm water
management plans.
This element inventories and evaluates the
current operational conditions of utilities with an
aim to identify issues and recommendations for
future improvements.
In accordance with the New Jersey Stormwater
Management Rules, the City of South Amboy
prepared and approved a Municipal Stormwater
Management Plan. The plan was prepared by the
City engineer and completed in February 2005
with revisions in December 2005. The Stormwater
Management Plan recommends adopting design
and performance standards for stormwater
management to minimize effects of water quality
and the loss of groundwater recharge areas. The
2005 Stormwater Management Plan serves as
the Stormwater Element of this Master Plan.
This Utilities Element complements the 2005
Stormwater Management Plan. Additionally,
in 2010 the City adopted a Stormwater Control
Ordinance in order to establish minimum
stormwater
management
requirements
and
controls for major developments within the City.
POTABLE WATER
South Amboy’s potable water supply is provided
through Middlesex Water Company. Middlesex
Water Company utilizes both surface and
groundwater supplies throughout the year. The
primary source of surface water supply is the
Delaware and Raritan Canal (D&R Canal), owned
by the State of New Jersey and operated by the
New Jersey Water Supply Authority. This supply
is supplemented by water in the Round Valley
and Spruce Run Reservoir Systems. Surface water
provides 72 percent of the Middlesex System
supply while 21 percent of the supply comes from
its 31 wells that draws water from the Brunswick
Aquifer. The remaining 7 percent of water supply
is purchased from the New Jersey American
Water-Raritan System.
The Middlesex Water Company is currently
pursuing a program called RENEW, which
focuses on replacing aging water infrastructure.
In 2016 the company began a $12 million project
in Edison and South Amboy with the goal of
replacing eight miles of water mains, service
lines, valves, fire hydrants, and meters. South
Amboy’s existing water system is over 100 years
old. The new mains that are being installed have
greater water carrying capacity, and will therefore
be able to more adequately support the growing
city. The following map shows the roads within
South Amboy that are receiving the upgrades.
Through the RENEW program, Middlesex Water
Company has invested over $5.1 million in South
Amboy’s infrastructures.
UTILITIES ELEMENT
Utilities Element | 111
City of South Amboy | Master Plan
WASTEWATER TREATMENT
As a member of the Middlesex County Utilities
Authority (MCUA), South Amboy’s wastewater
sewage is treated at the MCUA’s Edward J. Patten
Water Reclamation Center in Sayreville, New
Jersey. The entire City is within the sewer service
area. The MCUA’s Wastewater Division maintains
five pumping stations and roughly 140 miles of
sewer lines that deliver more than 110 million
gallons of wastewater per day to be treated at the
plant in Sayreville.
One of the five pumping stations is located in
South Amboy at the corner of Henry Street and
Rosewell Street. The South Amboy pumping
station serves South Amboy as well as parts of Old
Bridge and Sayreville. The station experienced
damage during Superstorm Sandy and remained
operational. The station received the necessary
post-Sandy maintenance in late 2012 and acquired
a new backup generator in 2014.
The NJDEP considers South Amboy to be on the
cusp of their “urban municipality” designation.
Per the NJDEP Water Quality Management
Planning Rules, this designation means that
less than 10% of a municipality’s total land is
“available land for development,” once preserved
open space, rights-of-way, surface water, and
wetlands have been factored out. It is assumed
the predominant form of future development in
these municipalities will be in the form of the
redevelopment of formerly developed properties,
and this redevelopment will be the central location
for future wastewater management needs. As of
the August 2015 draft (? – was it adopted?) of the
Middlesex County Wastewater Management Plan
(“2015 MCWMP”), 10% of South Amboy’s total
land was marked as undeveloped and available.
The 2015 MCWMP determined wastewater flow
projections for all urban municipalities within
Middlesex County. South Amboy’s current (year
2014) total flow is 731,515 gallons per day. The
2015 MCWMP projected that by 2039, South
Amboy will have a total flow of 858,939 gallons
per day, representing a 17% increase over the 25-
year time period.
As discussed in the August 2015 draft of the
Middlesex County Wastewater Management
Plan, neither South Amboy nor the Middlesex
County Utilities Authority expect any large-scale
sewage system improvements in the City. Outside
of continuing maintenance, the South Amboy
sewage systems will be extended as necessary to
accommodate new developments, particularly
those in the waterfront redevelopment areas.
SOLID WASTE DISPOSAL
The City of South Amboy’s Department of
Public Works provides solid waste pickup to
all residential, public and small commercial
properties in the City. The Department picks
up local trash throughout the city and then
transports the waste to the Middlesex County
Utility Authority landfill in East Brunswick.
South Amboy Pumping Station
UTILITIES ELEMENT
112 | Utilities Element
City of South Amboy | Master Plan
Garbage pick-ups for residents occur weekly and
4 times a week for businesses. The Middlesex
County Landfill is 315 acres in size and receives
720,000 tons of garbage each year .
The City of South Amboy produces approximately
3,800 tons in type 10 solid waste (waste from
residents, businesses, and institutions), 2,300
tons in type 13 waste (construction debris, tires,
furniture, appliances, etc.), and 25 tons in type
27 waste (non-hazardous industrial waste). That
amounts to roughly 6,200 tons of solid waste
annually (2012).
RECYCLING
The Middlesex County Improvement Authority
provides co-mingled recycling pick-up for South
Amboy’s residents twice a month. The City itself
provides pick-up (by appointment) for white
goods, brush, and leaves. The combination of
these programs outputs approximately 8,000
tons in recycling annually which accounts for
56.2% of the City’s waste stream (EPA estimates a
nationwide recycling rate of 34.6%, 2014).
Additional sustainability efforts are described in
detail in the Sustainability Element of this Master
Plan.
RECOMMENDATIONS
Issues
As South Amboy prepares for additional
significant development along its waterfront, the
capacity of existing utilities should be considered.
The City should be prepared and anticipate the
needs of the expected development.
Recommendations
It is recommended the City conduct a review
of the 2005 Stormwater Management Plan to
determine whether there is any need to update
it.
Continue
to
inventory
wastewater
and
stormwater sewage infrastructure.
Continue to plan for and implement new utility
infrastructure to replace aging and obsolete
systems as needed.
Continue to coordinate all departments and
utilities that provide utility service in South
Amboy to ensure that all infrastructure and
utility service is maintained.
VIII. SUSTAINABILITY ELEMENT
SUSTAINABILITY ELEMENT
114 | Sustainability Element
City of South Amboy | Master Plan
INTRODUCTION
The pursuit of sustainability has become a
common goal of municipalities across the country.
The terms “sustainable” and “green design” have
become a familiar part of today’s vocabulary and
are used as commonly as “environment” and
“preservation.” As more communities across the
country recognize the importance of sustainability
in sound land use planning, so too does the New
Jersey Legislature, which enacted an amendment
to the Municipal Land Use Law (N.J.S.A.
40:55D-28b(16)) in 2008 to permit municipalities
to prepare and adopt a Green Buildings and
Environmental Sustainable Master Plan Element.
The Element “…shall provide for, encourage, and
promote the efficient use of natural resources;
consider the impact of buildings on local, regional
and global environment; allow ecosystems to
function naturally; conserve and reuse water;
treat stormwater on site; and optimize climatic
conditions through site orientation and design.”
Achieving sustainability is commonly conceived
of as actions that balance the environmental,
economic, and social needs of a community. These
“three pillars of sustainability” imply that in order
to meet present needs without sacrificing the
needs of future populations, human development
and activity must (1) occur within the means of
existing natural resources, (2) maintain economic
productivity, and (3) create contexts conducive to
social well-being and equity.
The philosophy behind “green design” works
congruently with the objectives of sustainability.
Green design is an approach to building design
and construction that minimizes negative effects
on human health and the environment. “Green”
buildings attempt to incorporate environmental
attributes that support the health of the building’s
users as well as the surrounding community
without detriment to the building’s functionality
and performance.
As South Amboy continues to redevelop its old
industrial areas and solidify its position as a
nucleus of transportation options, the City is also
striving to promote the general health and welfare
of their community by preserving an outstanding
quality of life for its residents.
The City has taken proactive approaches to
sustainable measures, including the following:
• Implementation of generators in public
buildings throughout the City;
• Readiness of the City Hall roof for solar
arrays;
• Implementation of a reverse 911 system for
emergencies;
• Implementation of zoning standards designed
to minimize risk to flood-prone buildings;
• Participation in the County’s 2015 Hazard
Mitigation Plan update;
• Application for the 2016 Safe Routes to
School Program;
Electric charging station seen at 101 South Broadway
Street
SUSTAINABILITY ELEMENT
Sustainability Element | 115
City of South Amboy | Master Plan
• Adoption of a steep slope ordinance to
limit soil loss, erosion, excessive stormwater
runoff, the degradation of surface water,
and to maintain the natural topography and
drainage patterns of the land;
• Adoption of a Riparian Zone Overlay to
protect streams and other surface water
bodies, water quality, riparian and aquatic
ecosystems, and to provide environmentally
sound land use resources for the City; and
• Adoption of a new chapter to the City’s Code,
entitled “Flood Damage Prevention,” in order
to minimize public and private losses due to
flood conditions.
This Element is the next step in the City’s
objective to pursue a comprehensive approach to
sustainable planning.
On October 5, 2016, South Amboy registered for
the Sustainable Jersey certification program. The
two levels of certification are bronze and silver.
A municipality receives these certifications by
accumulating points in a variety of categories.
By establishing itself as a Sustainable Jersey
certified
municipality,
South
Amboy
is
demonstrating its commitment to sustainability.
Adopting a Green Building and Environmental
Sustainability Element is an action that will yield
10 points towards certification. This Element has
therefore been prepared under the framework
recommended by Sustainable Jersey in order for
South Amboy to achieve the desired points.
VISION
As an evolving City, South Amboy’s vision
for a sustainable future is to provide a healthy
community for its residents and visitors through
sustainable land uses, a protected environment,
and a prosperous economic base.
GOAL
South Amboy will encourage the development of
green buildings and the utilization of sustainable
technologies through example setting, public
outreach, and educational programs.
OBJECTIVES
• Reinforce and expand sustainable practices
throughout the City.
• Be proactive in efforts to support the coastal
ecosystem and surrounding environment
in order to remediate previous damage and
support the City’s future resiliency efforts.
• Encourage the entire population of South
Amboy to implement sustainable practices in
everyday lives.
• Reinforce sustainability as a core value within
the community through outreach initiatives
and examples set by City government.
• Encourage collaboration and alignment
between ongoing redevelopment initiatives
and sustainable environmental strategies.
Existing solar panels on a house in South Amboy
SUSTAINABILITY ELEMENT
116 | Sustainability Element
City of South Amboy | Master Plan
CORE TOPICS
Climate Change/Greenhouse Gas
Emission
As clear links have been identified between
climate change and increased greenhouse gas
emissions, the City of South Amboy is determined
to promote energy conservation efforts designed
to support both environmental and economic
needs. Greenhouse gas emissions from numerous
sectors of society, including electricity production
and transportation, lead to warming of global
temperatures and climate change. When planning
for the future, coastal communities like South
Amboy are particularly concerned with the
implications of climate change and the associated
gradual sea level rise. Coastal cities throughout
the state experienced the effects of climate change
and extreme weather during Superstorm Sandy,
which hit New Jersey in October 2012. South
Amboy was no exception, experiencing major
flooding and property damage throughout its
flood-prone areas. The City can take actions
to reduce its contributions to greenhouse gas
emissions through initiatives to utilize less energy.
This Plan recommends the following actions for
the City of South Amboy to reduce its greenhouse
gas emissions. Many of the recommendations
have short-term implementation schedules and
do not require large capital expenditures.
Highlight business owners who implement
sustainable and green strategies.
Collaborate with the Board of Education
to
incorporate
environmental/sustainable
education into the curriculum.
Pursue funding options for solar panels on the
roofs of government buildings.
Add a “green” page to the City’s website
announcing local sustainable initiatives.
For example, May is New Jersey’s Walk and Bike
to School Month. An initiative such as this could
be highlighted on the City’s website. The website
can offer easy energy-saving tips and techniques
that can be utilized by residents and business
owners. Information about smartphone apps,
such as Ecobee Smart Thermostat and Kill-Ur-
Watts, should also be listed on the webpage so
that residents know the tools that are accessible
at very low costs.
Implement the traffic calming measures
detailed in the Circulation Element of this
Master Plan.
Implementing
multi-level
traffic
calming
measures will create a safer environment along
the roadways and will lead to more pedestrian
and bicycle usage. Along with the implementation
of traffic calming measures, ensure protected bike
lanes are incorporated into the approach.
Implement the zoning regulations pertaining
to community gardens detailed in the Land Use
Promote community gardens through zoning
regulations
SUSTAINABILITY ELEMENT
Sustainability Element | 117
City of South Amboy | Master Plan
Element of this Master Plan.
Having access to local produce would decrease
the distances people have to drive to get fresh
food.
Require energy audits of all public buildings and
rights-of-way to identify sources of inefficient
uses of energy.
With information acquired through an energy
audit, the City can evaluate how much energy is
consumed by public buildings and improvements.
The assessment will highlight areas where
improvement is needed. Energy audits can lead to
recommendations for energy- and cost-efficient
lighting, suggested use of solar panels to power
street lights, electronic signs, etc.
Utilize City events to publicize the City’s
position on sustainability and encourage
residents to implement sustainability strategies
at home.
The City should establish a voluntary program
for homeowners to conduct their own energy
audit and provide aid for implementing
recommendations resulting from the audits.
Components of an at-home audit would
include but not be limited to insulation, HVAC,
appliances/electronics, indoor/outdoor lighting,
storm doors and windows, electrical systems,
joints around windows/doors, etc.
Adopt zoning standards that allow for compact
car and electric car parking spaces to count
toward
a
development’s
overall
parking
requirement.
Allowing compact car and electric charging
stations encourages people to drive cars that are
less dependent on fossil fuels. These provisions
should also be part of each Redevelopment Plan,
with special attention paid to the waterfront
redevelopment areas.
Capitalize on the City’s multiple transportation
options to encourage less driving.
Bus, train, and soon ferry services are all offered
from inside City limits. The City should reach out
to residents through surveys or open forums to
determine the City’s future transportation needs.
Additionally, South Amboy should continue to
work with the NJDOT and NJ Transit to resolve
any weaknesses and plan for future sustainable
improvements to the systems.
Place anti-idling signs in appropriate locations
throughout the City.
The City should determine locations where idling
traffic is frequently seen. Such places might
include the pick-up and drop-off areas at the local
schools, train station, and future ferry terminal.
Plant shade trees along public streets to lower
surface temperatures of walls and buildings.
The
Environmental
Protection
Agency
acknowledges that shaded surfaces are 20-45
degrees Fahrenheit cooler than unshaded areas,
resulting in lower HVAC costs during the summer
months.
Example of anti-idle sign
Existing bike racks at the South Amboy Train Station
SUSTAINABILITY ELEMENT
118 | Sustainability Element
City of South Amboy | Master Plan
Renewable Energy
Utilizing renewable energy sources is a way
to combat the emission of greenhouse gas. A
renewable energy source is one that is naturally
replenished, such as energy generated by solar or
wind power. While solar and wind are the most
commonly known, additional renewable energy
sources include biomass, geothermal, hydrogen,
the ocean, and hydropower.
This Plan recommends the following actions for
the City of South Amboy to employ renewable
energy sources.
Adopt a solar zoning ordinance.
An average solar photovoltaic system is warrantied
for 25 years, and many last well beyond that.
By adopting an ordinance specifically allowing
the installation of solar systems the City is
encouraging solar development and giving
residents and business owners the opportunity
to power their homes/places of work with clean
energy.
Install solar panels on the roof of City Hall.
The roof of City Hall was recently renovated and
is now able to support roof-mounted solar arrays.
Encourage the South Amboy school system to
investigate the installation of solar panels on
the roofs of school buildings.
Encourage the numerous religious institutions
within South Amboy to investigate the
installation of solar panels on their roofs.
Add
renewable
energy
language
to
all
redevelopment agreements.
As the City continues to move forward with its
active redevelopment, it is recommended new
developments should be required to include
renewable energy strategies in all their plans.
Seek and promote funding options for
renewable energy for residences, business
owners, and the City.
New Jersey’s Clean Energy Program is a state-
wide renewable energy incentive program that
offers financial incentives, programs and services
to help interested residents, business owners, and
local governments implement renewable energy
sources.
It is also recommended the City apply for funding
through the New Jersey Energy Resiliency Bank.
Coordinate with utility companies to investigate
the potential to implement solar panels on
utility poles.
Green Building & Design
Green building and design strategies can be
implemented in all scales of development. While
there are larger methods that can be utilized
by developers, there are also numerous steps
Example of solar panels on utility poles
Encourage the use of solar panels on roofs
SUSTAINABILITY ELEMENT
Sustainability Element | 119
City of South Amboy | Master Plan
individual property owners can take to make
their property and building more sustainable.
Initiate an outreach and education program
to provide information to the City’s residents
and business owners on what they can do
individually.
This can be done through the City’s website.
The proposed “green” webpage can offer tips for
property owners to “green” their property. The
City could also host a discussion or public forum
about sustainable methods.
Strategies to encourage property owners to
implement include but are not limited to:
• Use of low VOC interior paints and finishes.
• Installation of low-flow fixtures i.e. toilets,
faucets, and showerheads.
• Use of Energy Star appliances.
• Reduce water usage.
• Use of rain barrel and other water-gathering
techniques.
• Porous paving material where appropriate to
avoid stormwater system overloads.
• Drought tolerant landscaping.
• LED lighting and programmable building
controls.
Encourage LEED certification on new buildings.
The US Green Building Council’s LEED
(Leadership in Energy and Environmental Design)
program is intended to create built environments
that are energy efficient and healthy for users.
Standards of LEED-certified buildings and
neighborhoods pertain to energy conservation
through daylighting designs, building orientation,
material selection, landscaping, efficient HVAC
and electricity systems, and other areas that
address a multitude of sustainable issues. The
City can offer density bonuses to incentivize
developers to pursue LEED certification.
Pursue LEED Neighborhood Development in
Broadway/Main Street Redevelopment Area.
Amend the Redevelopment Plans as necessary
to encourage green design strategies through
incentives.
Implement parking management strategies
detailed in the Land Use Element of this Master
Plan.
Encourage the use of “cool roofs” that reflect
sunlight and reduce roof temperatures, thereby
cooling the overall building.
Implement, where feasible, LED lighting and
programmable building controls in municipal
buildings.
Land Use & Mobility
Today, more than half the world’s population
lives in urban areas. This number is excepted to
Encourage home-owners to utiize flow-flow fixtures
and Enerty Star appliances
Encourage the use of rain barrels and other rain-
gathering techniques
SUSTAINABILITY ELEMENT
120 | Sustainability Element
City of South Amboy | Master Plan
grow to two-thirds by 2050. Land use planning
has a specific role in climate change because it
is directly tied to transportation, New Jersey’s
largest emissions source. Cities centered around
transit options, such as South Amboy, have
significant opportunities to decrease car travel
and emissions through action–based land use
planning strategies.
Adopt a Complete Streets Policy.
“Complete Streets” are streets that take into
account the needs of multiple users using multiple
modes of transportation. A significant public
concern for the City is the safety of pedestrians
and cyclists on the busy streets of South Amboy.
Complete Street policies set standards in place for
streets that emphasize design and safety for all
modes, including pedestrians, bicycles, buses and
mass transit, and automobiles.
Utilize the new “green” webpage to educate
the public and encourage walking, biking, and
carpooling.
Ensure there are adequate bike parking facilities
throughout the City including at the schools,
City Hall, parks, and around the train station
and future ferry terminal.
Continue participation in the Safe Routes to
School Program by partnering with the YMCA,
Keep Middlesex Moving, and parents and
students.
Water
As a coastal city, South Amboy has an obligation
to maintain a “healthy relationship” with the
valuable resource that not only makes up the
City’s entire eastern boundary, but also comprises
42% of the City’s total area: water. In all of its
forms, water is essential for life on earth. As
global temperatures continue to rise, so too does
the water temperatures, adding to the likelihood
of extreme weather events.
Keep the Riparian Zone Overlay updated per
Ordinance 11-2009 that requires an evaluation
every second year of the locations of defining
features of surface water. Adopt modifications to
the riparian zone map as needed.
Update the Flood Damage Prevention chapter
of the City’s code per the Land Use Element of
this Master Plan.
Use the new “green” webpage to promote water
conservation in residential use and landscaping.
Provide information on the City’s webpage about
capturing rainwater for reuse and the use of rain
gardens and rain barrels. Pursue a partnership
with the YMCA to host educational events to
teach residents how to implement these strategies
in a do-it-yourself fashion.
Adopt a Water Conservation Ordinance.
This Plan recommends the City adopt a Water
Conservation Ordinance to protect the water
South Amboy’s floodway and Riparian Zone
SUSTAINABILITY ELEMENT
Sustainability Element | 121
City of South Amboy | Master Plan
supply and reduce unnecessary reductions to
reservoir storage, ground water levels, and stream
flows. A model ordinance can be found on
Sustainable Jersey’s website.
Adopt Integrated Pest Management (IPM)
practices on municipal and publicly-owned
properties.
IPM practices are an alternative to pesticide
usage. Pesticides have detrimental impacts to
the environment including contaminating water
supplies through runoff from treated plants and
soils.
Retrofit existing stormwater management
inlets to better prevent pollutants and debris
from entering the stormwater system through
the installation of green infrastructure, such as
rain gardens and bioswales.
Example of bioswale
building a healthier future
south amboy
IX. HEALTH AND FOOD SYSTEMS ELEMENT
HEALTH AND FOOD SYSTEMS ELEMENT
124 | Health and Food Systems Element
City of South Amboy | Master Plan
INTRODUCTION
The Health and Food Systems Element can found
under a separate cover. This element was prepared
by a group of graduate students from the Bloustein
School of Planning and Public Policy at Rutgers
University. In the fall of 2016, the students spent
a semester analyzing various aspects of the City
related to healthy living. They prepared the Health
and Food Systems Element under the subtitle
“South Amboy, Building a Healthier Future” that
discusses the interrelationship between urban
design, government policies, and public health.
The element details public health initiatives
relevant to the City of South Amboy that are
aimed at improving the health-related conditions
of the City.
The following is a summary of goals and
implementation strategies detailed in the Health
and Food Systems Element.
Environment and Land Use/Design
Enhancing the pedestrian experience through
land use regulations and targeted investments.
Improve existing housing stock through the
use of specialized zoning tactics that target
under-developed areas and structures in need
of rehabilitation.
Use
land
use
regulations
to
promote
development
that
encourages
positive
public health outcomes, ensuring ongoing
improvement as the City continues to develop
and grow.
Promote the Arts District as a catalyst for
economic
development
and
civic
pride
through the creation of strategic partnerships
and community outreach. A mixed use, live-
work space can be implemented at the Cardinal
McCarrick/St. Mary’s High School, creating a
modern cultural and artistic hub.
Healthcare Literacy
Promote a culture of health in the community
by ensuring that City projects and policies take
into consideration this Plan’s overall goal of
creating a healthier community.
Create
a
formal
Healthcare
Toolkit
to
disseminate accurate and accessible healthcare
information. Disseminating positive healthcare
decisions in an easy-to-read and understand
format is key to reinforcing what South Amboy
residents already know about healthy living. The
Toolkit will take federal and state healthcare
recommendations and tailor them to fit the
current and future needs of the City.
Market the local medical professional services
in order to capitalize on the existing healthcare
resources in the City.
Promote local health services to help residents
stay informed.
Encourage the expansion of healthy food options
Promote land development regulations that foster
pedestrian safety and usability
HEALTH AND FOOD SYSTEMS ELEMENT
Health and Food Systems Element | 125
City of South Amboy | Master Plan
Improve the evidence-based health literacy
programs and practices in the City of South
Amboy.
Food
Encourage the expansion of healthy food
options available to residents, ensuring positive
health outcomes through supporting residents’
daily eating habits.
Promote healthy eating as a community value,
ensuring everyone in the City has access to
healthier food options is an equitable way
of improving the City’s health. Community
events that demonstrate healthy, delicious, and
affordable recipes will jump start healthy culinary
habits in South Amboy.
Foster further community involvement in food
related issues.
Active Transportation
Improve South Amboy’s pedestrian and bicycle
infrastructure. Improving existing sidewalks can
ensure residents are better able to take advantage
of the walkable scale of the City. In addition to
pedestrian infrastructure, South Amboy could
promote the use of bicycle transportation with the
installation of dedicated bicycle lanes and bicycle
parking facilities throughout the City. Pedestrian
infrastructure also needs to be analyzed to identify
and correct any existing shortfalls with sidewalks
and crossings.
Connect physically detached sectors by utilizing
underutilized rights-of-way to connect areas
that are currently difficult or impossible to
traverse on foot or with a bicycle.
Promote active transportation throughout
the City using main thoroughfares, including
Broadway, Augusta Street, Stevens Avenue,
Main Street, and Bordentown Avenue, in
order to make areas of the City safer and more
desirable to traverse on foot or with a bicycle.
Physical Activity
Encourage the use of recreational and open
space for increased exercise.
Maximize usefulness of parks and recreational
areas
with
physical
improvements.
The
Waterfront Walkway, if extended north, could
benefit from a convenient entrance walkway at
its northern end and new signage to indicate its
presence on the waterfront. The Waterfront Park
is one of the main attractions in the area and with
a few additions, its popularity could boost the
attractiveness of the waterfront area to residents.
This Element highlights federal, state, and local
government
resources,
including
funding,
administrative support, and policy toolkits. Both
short- and long-term health goals for the City
can be realized through the successful adoption
of these strategies. South Amboy has ample
recreational opportunities and healthy living
resources; through these connections.
Improve pedestrian and bicycle infrastructure to foster
physical activity
Example of exercise equipment found in a public park.
Encourage the use of recreational space for increased
exercise.
X. RELATIONSHIP TO OTHER PLANS
RELATIONSHIP TO OTHER PLANS
128 | Relationship to Other Plans
City of South Amboy | Master Plan
MIDDLESEX COUNTY
TRANSPORTATION PLAN 2013
Middlesex County’s New Horizons in Mobility
Transportation Plan guides planning and promotes
policies for a balanced transportation system.
The Plan’s objective is to achieve and maintain a
dependable and responsive transportation system
while meeting the mobility, safety, and economic
needs of Middlesex County’s diverse population.
The priorities advocated by the Plan are to improve
overall mobility, reduce traffic congestion, and
achieve a safer transportation system. Various
strategies for achieving these priorities include
changing highway capacity, enhancing the safety
of all transportation systems, incorporating
intelligent transportation measures, and providing
alternative transit options. The Plan encourages
expediting and streamlining the implementation
of needed improvements.
This Plan is consistent with the following goals
of the New Horizons in Mobility Transportation
Plan
1. Improve mobility and reduce traffic
congestion.
2. Promote traffic safety.
3. Promote
public
transportation
and
intermodal improvements.
4. Maintain a State of Good Repair.
5. Promote an adequate and safe bicycle
and pedestrian system that supports both
mobility and recreation.
6. Promote integration of transportation and
land use.
7. Protect the environment and address
energy conservation and climate change
impacts on transportation.
8. Improve economic vitality, access to jobs
and business appeal.
9. Promote
public
and
private
sector
partnerships on transportation projects
and programs.
MIDDLESEX COUNTY OPEN
SPACE AND RECREATION PLAN,
2003
The County Recreation and Open Space Plan
details an open space and recreational strategy
for Middlesex County through to the year 2020.
Employing the guidelines of the Plan, the County
Department of Parks and Recreation provides a
system of public parks, open space, recreational
facilities, and opportunities for cultural and
heritage appreciation. The Plan specifies these
facilities be well situated, accessible, sufficiently
sized, and suitable in scope and diversity.
The goals of the Plan are as follows:
1. Provide a public system of major parks
and open spaces that forever preserves
sufficient land to accommodate a variety
of recreational activities, conserve scenic,
historic, cultural, and environmental
features to enhance the quality of life for
residents of Middlesex County.
2. Assure that adequate recreational facilities
are available to meet the needs of the
residents of Middlesex County.
3. Provide programs and facilities to assure
opportunities for cultural and heritage
appreciation.
To achieve its goals, the Plan encourages the
County to preserve land, especially that which
has important features and resources, as well as
continue and expand recreational facilities and
programs.
In South Amboy, the Raritan Bay Waterfront Park
as well as the following facilities are maintained
under the Plan: bandstands, walk/bike paths,
bocce courts, comfort stations, fishing areas,
playgrounds, and fields for baseball, football,
soccer, and softball.
This Master Plan encourages the City of South
Amboy to continue collaborating with the County
to ensure the creation and maintenance of parks
and open spaces is ongoing and the open space
needs of the residents continue to be met.
MIDDLESEX COUNTY HAZARD
MITIGATION PLAN UPDATE 2015
The Middlesex County Multi-Jurisdictional
Hazard Mitigation Plan identifies risks and
vulnerabilities within the community and
develops a realistic actionable strategy to
minimize potential future losses. Natural and
man-made risks have the potential to affect the
RELATIONSHIP TO OTHER PLANS
Relationship to Other Plans | 129
City of South Amboy | Master Plan
structures, operations and populations of the
County. The Plan classifies and assesses these risks
and presents appropriate mitigation strategies. It
also prioritizes those strategies and recommends
methods for their implementation.
The four goals of the Hazard Mitigation Plan are
as follows:
1. Improve education and outreach efforts
regarding potential impacts of hazards
and the identification of specific measures
that can be taken to reduce their impact.
2. Improve data collection, use and sharing
to reduce the impact of hazards.
3. Improve capabilities, coordination, and
opportunities at municipal and county
levels to plan and implement hazard
mitigation
projects,
programs,
and
activities.
4. Pursue opportunities to mitigate repetitive
and severe repetitive loss properties and
other
appropriate
hazard
mitigation
projects, programs, and activities.
The 2015 Update of the Plan reevaluated the
original hazards, risk assessments, and mitigations
goals, strategies, and priorities and identified
changes and updates that may have occurred
since the approval and adoption of the original
plan. Included in the reassessment was review
of recent storm events, new hazard data, and the
2014 New Jersey State Hazard Mitigation Plan. In
response to the disaster events occurring between
2010 and 2015, the Plan proposes practices to
mitigate repetitive property losses, improve
energy resilience, and implement procedures to
improve efficiencies in emergency services.
MIDDLESEX COUNTY
WASTEWATER MANAGEMENT
PLAN
The Middlesex County Wastewater Management
Plan
(MC
WMP)
assigns
appropriate
management measures to geographic areas based
on environmental sensitivity and environmental
protection objectives. The MC WMP takes
environmental features and public open space
into account when defining sewer service areas,
planning for future wastewater generation, and
expanding sewer service within federal grant
limitations. Sanitary sewer service may only
be provided to areas that are not identified as
environmentally sensitive.
South Amboy is serviced by the wastewater
treatment facilities of the Middlesex County
Utilities Authority (MCUA).
The City’s key environmental goals to create
more recreational space, ensure the adequacy of
infrastructure, and protect the shoreline along the
flood prone mouth of the Lower Raritan River are
reflected in the application of the MC WMP.
The goals and objectives of South Amboy’s land
development
and
wastewater
management
practices are as follows:
1. Continuously
upgrade
existing
commercial and industrial areas in order
to provide for the expansion of South
Amboy’s economic and tax bases while
ensuring environmental protection and
encouraging sustainability.
2. Allow future expansion of sanitary
sewer service areas (SSAs) to support
development proposals, providing they
conform to environmental regulations
and treatment capacity.
3. Incorporate restroom facilities in future
improvement plans of public open spaces
when feasible connections to sewers exist.
STATE DEVELOPMENT AND
REDEVELOPMENT PLAN
In 2001, the New Jersey State Planning
Commission adopted the State Development
and Redevelopment Plan (SDRP). The SDRP is
a document that guides State-level development
and redevelopment policy as well as regional
planning efforts. The primary objectives of the
SDRP are to strike a balance between public and
private sector investments in infrastructure, to
coordinate planning efforts between state, county
and local governments, to revitalize the state’s
urban centers, provide adequate and affordable
housing in reasonable proximity to places of
employment, and to promote the conservation
and protection of the environment. To accomplish
its objectives, the SDRP utilizes a combination of
Planning Areas, Centers and Statewide Policies.
RELATIONSHIP TO OTHER PLANS
130 | Relationship to Other Plans
City of South Amboy | Master Plan
The City of South Amboy’s Master Plan is
consistent with the eight statewide goals in the
SDRP. The goals are as follows:
1. Revitalize the State’s cities and towns.
2. Conserve the State’s natural resources and
systems.
3. Promote beneficial economic growth,
development and renewal for all New
Jersey residents.
4. Protect the environment, prevent and
clean up pollution.
5. Provide adequate public facilities and
services at a reasonable cost.
6. Provide adequate housing at a reasonable
cost.
7. Preserve
and
enhance
areas
with
historic, cultural, scenic, open space, and
recreational value.
8. Ensure sound and integrated planning
and implementation statewide.
The
SDRP
additionally
includes
a
State
Development and Redevelopment Plan map,
which divides the state into regions, known as
Planning Areas, and includes specific goals for
each area. The City of South Amboy is within the
Metropolitan Planning Area PA1. This planning
area is intended to
1. Provide for much of the state’s future
redevelopment
2. Revitalize cities and towns
3. Promote growth in compact forms
4. Stabilize older suburbs
5. Redesign areas of sprawl
6. Protect the character of existing stable
communities.
The South Amboy Master Plan is consistent with
these planning objectives, and is implementing
them through the major redevelopment efforts
that are occurring throughout the City. The City
is actively working to revitalize several districts
within the City, specifically the downtown and
waterfront areas.
STATE STRATEGIC PLAN
The final draft of the State Strategic Plan was
released in 2012. While the State Strategic Plan
has not been officially adopted, and the SDRP
is still the official State Plan, it is still prudent to
review the relationship between this Plan and the
State Strategic Plan Draft. This Plan is consistent
with the stated goals of the State Strategic Plan.
This Plan meets the 10 “Garden State Values” of
the State Strategic Plan:
1. Concentrate development and mix uses;
2. Prioritize
redevelopment,
infill,
and
existing infrastructure;
3. Increase job and business opportunities
near
housing,
infrastructure
and
transportation;
4. Create high-quality, livable places;
5. Provide transportation choice and efficient
mobility of goods;
6. Advance equity;
7. Diversity housing opportunities;
8. Provide
for
healthy
communities
through environmental protection and
enhancement;
9. Protect, restore, and enhance agricultural,
recreational, and heritage lands; and
10. Make
decisions
within
a
regional
framework.
ADJACENT MUNICIPALITIES
Sayreville Borough
The Borough of Sayreville borders South Amboy
to the North, South, and West. Sayreville is
bordered by the Raritan River to the north, The
Township of East Brunswick and the Borough
of South River to the west, the Township of Old
Bridge to the south, and the City of South Amboy
and the Raritan Bay to the east. The Borough of
Sayreville adopted its Master Plan on March 8,
1998. The zoning and land use in the Borough of
Sayreville is substantially consistent with the City
of South Amboy Master Plan.
The sections of Sayreville that border South
Amboy include the following zones:
• R-7 Residential 7,000 square foot lots
• B-3 Highway Business
• PD-10 Planned Development 10,000 square
foot lots
• R-10 Residential 10,000 square foot lots
• P PRIME (Public, Recreational, Institutional,
Municipal, and Educational)
RELATIONSHIP TO OTHER PLANS
Relationship to Other Plans | 131
City of South Amboy | Master Plan
The majority zoning designations that border
one another along the South Amboy / Sayreville
municipal boundary parallel each other in a
complimentary way. The residential zones of
South Amboy abut the residential zones of
Sayreville, as do the commercial zones. There are
some exceptions to this with the remainder of
South Amboy’s industrial areas along its north
and west boundaries. This Master Plan proposes
to rezone the industrial zone located on the
west side of South Amboy to the B-2 Highway
Commercial zone, better complimenting the land
use on the adjacent land within Sayreville.
The two municipalities are uniquely connected
through the Raritan Bay Waterfront Park, located
adjacent to the southeastern corner of South
Amboy. The 136-acre County Park is completely
within Sayreville’s borders on the Raritan Bay
waterfront. However, the park’s only access is
through South Amboy. The police departments of
the two municipalities work in tandem with the
Park Rangers to patrol the park in a successful
joint enforcement partnership.
Protected Document Content
Start your free trial to view the raw municipal bid documents and web text.
Unlock Full AccessDetailed Risk Breakdown
local preference
Evidence Detected
"...ation adjacent to the City’s commercial downtown core, the existing density pattern is advantageous to the City’s long-standing goal of increasing local businesses and supporting a pedestrian-friendly downtown atmosphere. In addition to undersized lots within residential areas, the B-2 commercial zones of t..."
performance bond
No Flags Found
liquidated damages
No Flags Found
Quick Actions
Contacts
Laura Kemble
City Clerk
Kathryn Kudelka
Planning Board Secretary
Explore More
Timeline
First Discovered
Apr 2, 2026
Last Info Update
Apr 2, 2026
Start your 7-day free trial
Get instant notifications and full bid analysis. Existing users will be logged in automatically.
Start Free Trial