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Executive Summary
This is a Land Use Plan for the Borough of West Caldwell, New Jersey, prepared in June 1978 as an update to the 1964 Master Plan. The plan addresses land use, housing, goals, and objectives, aiming to maintain the Borough's low-density residential character and balance of land uses. It considers changes since 1964, including population increase, development, freeway completion, and flood plain delineation. The document includes background analysis and complies with Section 19 of the Municipal Land Use Law.
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--- Document: Master Plan Document --- June 1978 elements of the MASTER PLAN • land use plan •goals and objectives background analysis • housing plan borough of WEST CALDWELL n. j. Prepared by: Dames & Moore Dresdner Associates West Caldwell Planning Board THE BOROUGH OF WEST CALDWELL INCORPORATED 1904 30 CLINTON ROAD ESSEX COUNTY, NEW JERSEY 07006 (201) 226-2300 June 28, 1978 To the Citizens of West Caldwell: Your Planning Board is pleased to present herein a Land Use Plan Element and certain other plan elements of a Master Plan for the Borough of West Caldwell in accordance with the provisions of the Municipal Land Use Law, P.L. 1975, c. 291 (C. 40:550-1 et seq.). Throughout our deliberations on these Master Plan elements, we have been guided by the basic premise, as stated in our Goals and Objectives, that the majority of West Caldwell residents support maintaining the Borough's variety and balance of land uses within its basic, low-density residential character, and that there are no community-wide pressures for significant population increases or intense urbanization. We are confident that the enclosed Master Plan elements fulfill these desires, and that they will preserve and protect the quality of life in our community. We wish to express our gratitude to the governing body of West Caldwell, to the members and employees of Borough agencies, boards and departments, to the Planning Board advisors and con- sultant, and particularly to the property owners and other citizens of our community for their recommendations and assis- tance during the preparation of this document. After Public Hearing on May 22, 1978, as required by law, the enclosed Master Plan elements were duly adopted by unanimous vote of the full membership of the West Caldwell Planning Board at a Public Meeting held on June 26, 1978. Very truly yours, PLANNING BOARD BOROUGH OF WEST CALDWELL John B. Hamilton, Chairman Edward John Davies, Councilman Henry Glista, Env. Commiss. Sidney N. Ludwig, Vice Chairman Benedict F. Martorana, Borough Engr. Janet May, Secretary Robert C. Rubino, Mayor PLANNING BOARD ADVISORS Joseph Marziale, Building Code Official Palmy Matragrano, Zoning Officer Robert Podvey, Esq., Attorney PLANNING BOARD CONSULTANT Allen J. Dresdner, AIP Π ELEMENTS OF THE MASTER PLAN . BACKGROUND ANALYSIS GOALS & OBJECTIVES LAND USE PLAN HOUSING PLAN BOROUGH OF WEST CALDWELL NEW JERSEY BOROUGH OF WEST CALDWELL PLANNING BOARD JUNE, 1978 Consultants Dames & Moore Dresdner Associates INTRODUCTION. BACKGROUND ANALYSIS CONCEPT PLANNING. GOALS AND OBJECTIVES. LAND USE PLAN TABLE OF CONTENTS Page 1 3 18 21 26 TABLES 1. COMPARATIVE POPULATION CHANGES, 1950 and 1970. 3 2. COMPARATIVE DENSITIES, 1970. 4 3. EXISTING LAND USE, 1962 and 1977 5 4. POPULATION TRENDS, 1940-1970 9 5. COMPARISON OF POPULATION CHARACTERISTICS, 1970 AND 1976 9 6. CHARACTERISTICS OF HOUSING, 1970 12 7. FAMILY INCOME, 1969. 14 8. INCOME CHARACTERISTICS OF THE ELDERLY, 1969. 15 9. 10. CHARACTERISTICS OF USES IN THE LAND USE PLAN DISPOSITION OF USES IN THE LAND USE PLAN 17 34 Regional Location. Flood Plains Development Trends Existing Land Use. Major Vacant Lands • • Scenarios 1 through 5. Land Use Plan. • MAPS Following Page 3 4 5 T 6 16 20 26 BOROUGH OF WEST CALDWELL, NEW JERSEY INTRODUCTION This Land Use Plan is an update and revision to a por- tion of the Borough of West Caldwell's 1964 Master Plan. In the thirteen years since the preparation of the 1964 Master Plan, significant changes have occurred in and around the Borough sug- gesting the need for a fresh look at the Master Plan. These changes include: a population increase of 40% from a 1962 population of 8,800 to 12,330 in 1977 extensive residential, commercial and industrial development in the northern and central sections of the Borough, including the industrial reuse of the Fern Cliff Golf Course completion of I-80 and I-280, east-west freeways with nearby access to the north and south of West Caldwell acquisition of Eisenhower Parkway right-of-way in the Borough by the County delineation of and sensitivity to flood plain areas. In addition, the recent Municipal Land Use Law has required that municipalities take certain actions to bring land use planning and zoning into closer conformance. "Such (zoning) ordinance shall be adopted after the planning board has adopted the land use plan ele- ment of a master plan and all of the provisions of such zoning ordinance or any amendment or revision thereto shall either be substantially consistent with the land use plan dlement of the master plan or designed to effectuate such plan element." Article 8, Section 49 Municipal Land Use Law Purpose It is the purpose of this report to prepare a compre- hensive land use and housing plan for the Borough of West Caldwell which complies with Section 19 of the Municipal Land Use Law. It will provide the long-range direction and policy which will permit the Borough to make rational land development decisions. Specifically, this report will include the follow- ing: 1 78 SOMERVILLE REGIONAL N LOCATION 80 WAYNE PATERSON WEST CALDWELL MORRISTOWN 280 287 NEW BRUNSWICKO State Garden N.J. Turnpike N.Y. Thruway Ν. Υ. N.J. NEWARK JERSEY CITY Parkway HACKENSACK HUDSON RIVER MANHATTAN BROOKLYN STATEN ISLAND NEW YORK BAY MORRIS COUNTY BOROUGH BLOOMFIELD AVE. BOROUGH PSE & G R.O. W. DAMES & MOORE DRESDNER ASSOCIATES OF PASSAIC AVE. FAIRFIELD ROSELAND 매 4D CARPALS BOROUGH OF ESSEX FELLS VELINICY ROSELAND BOROUGH CACSCENT FLOOD PLAINS PASSAIC AVE. FAIRFIELD BLOOMFIELD AVE. BOROUGH OF CALDWELL OPSE & G R.O.W. BOROUGH OF NORTH LEGEND: 1903 FLOOD OF RECORD PUBLIC LANDS WITHIN THE FLOOD PLAIN 400 JUNE 1978 0 400 800 1200 1600 2000 FEET CALDWELL GATES EVE Popula- This westward population movement is reflected in the compara- tive densities of communities along Bloomfield Avenue. tion density thins from older communities to newer communities. Area TABLE 2 COMPARATIVE DENSITIES, 1970 Population Density/Acre Newark Belleville Bloomfield Glen Ridge Montclair Verona Caldwell West Caldwell 24.7 17.8 15.0 10.2 11.1 8.4 11.6 3.5 The jog in the progressively lower densities found in Montclair and Caldwell result from railroad station loca- tions which encouraged population build-ups prior to further westerly spillover. Topography and Soils The highest elevations in the Borough, 540 feet above mean sea level (MSL), are located in its eastern corner near Mountain Avenue. Slopes descend from this elevation toward the south and west to Hatfield Swamp at an elevation of 160 feet above MSL. Hatfield Swamp makes up most of the section south of Brooks meander Bloomfield Avenue and west of Passaic Avenue. or have been channeled down to the Passaic River through the swamp carrying storm waters from both West Caldwell and Caldwell. The Passaic River's flood of record elevation is 174 to 176 feet above MSL in the Borough. These flood plains extend along the areas west of Passaic Avenue across the length of the Borough reaching almost to Passaic Avenue south of Kirkpatrick Authorization for new construction within the flood Lane. plain is subject to rules and regulations of the State as well as the Borough. In addition to Hatfield Swamp, two other swampy areas are located in the Borough: (i) (ii) An area at the western side of the Mountain Ridge Golf Course and located within the Passaic River 100 year flood plain. An area east of Fairfield Avenue and Spring Lane. 4 Soils in the undeveloped portions of the Borough range from poor to fair drainage quality. The soils within the Passaic River flood plain are of the Parsippany-Biddeford- Whippany Association. These are deep, somewhat poorly to very poorly drained soils which are part of the ancient Lake Passaic. They impose severe environmental limitations to development Existing Land Use West Caldwell is an essentially developed community. The Borough's character is that of a largely single-family community, similar to North Caldwell, Caldwell, Roseland and Essex Fells with shopping concentrated along Bloomfield Avenue. The major exceptions to this residential character are found in the vacant flood prone lands west of Passaic Avenue and the industrial areas in the northwestern quadrant of the Borough. These industrial areas relate to industrial development in Fairfield. TABLE 3 EXISTING LAND USE, 1962 and 1977 Use 1-Family Residence 2-Family Residence Multi-Family Residence Commercial Industrial-Office Public & Semi-Public Open Land Streets Acres 1977 응 Acres 1,031 30.5 825 18 0.5 18 26 0.8 11 103 2.9 59 323 9.6 100 246 7.3 176 1,163 34.4 1,765 472 14.0 428 3,382 100.0 3,382 Land use development in West Caldwell is of three types: (i) the single-family areas located east of Passaic Avenue which tie into the street systems of Caldwell, Essex Fells and Roseland and to a lesser extent North Caldwell; (ii) the newer residential and industrial developments located off Bloomfield and Passaic Avenues; and (iii) the garden apartment and commercial development along Bloomfield Avenue which is an extension of similar development that stretches from Newark west through Montclair, terminating in West Caldwell. 5 MORRIS COUNTY BOROUGH PSE & G R.O.W. BLOOMFIELD AVE. BOROUGH DAMES & MOORE DRESDNER ASSOCIATES OF PASSAIC AVE. ROSELAND FAIRFIELD ROSELAND OLD C BOROUGH OF ESSEX FELLS PASSAIC AVE. BOROUGH OF FAIRFIELD BLOOMFIELD AVE. BOROUGH OF CALDWELL DEVELOPMENT TRENDS 1962-1977 LEGEND: 400 JUNE 1978 BUILT-UP AREAS, 1962 AREAS DEVELOPED BETWEEN 1962 AND 1977 OPEN LAND 0 400 800 1200 1600 2000 FEET PSE & G R.O.W. BOROUGH OF NORTH CALDWELL MORRIS COUNTY BOROUGH BLOOMFIELD AVE. BOROUGH ESSEX COUNTY PARK COMMISSION PSE & G R.O.W. DAMES & MOORE DRESDNER ASSOCIATES PASSAIC AVE. OF ROSELAND FAIRA FIELD ROSELAND BOROUGH OF ESSEX FELLS EXISTING LAND USE BOROUGH BLOOMFIELD AVE. PASSAIC AVE. FAIRFIELD BOROUGH OF CALDWELL LEGEND: 400 JUNE 1978 SINGLE-FAMILY RESIDENTIAL GARDEN APARTMENT COMMERCIAL INDUSTRIAL PUBLIC AND SEMIPUBLIC VACANT 0 400 800 1200 1600 2000 FEET PSE & G. R.O.W. BOROUGH OF NORTH CALDWELL N 1. Residential Land Use West Caldwell is basically a single-family community characterized by well-maintained homes on tree-shaded streets. Virtually all housing east of Passaic Avenue are single-family homes on lots ranging in size from 5,000 to 40,000 square feet. The major exception to the single-family concentration east of Passaic Avenue are the garden apartments which have located along Bloomfield Avenue. Two substantial residential areas are located west of Passaic Avenue: a large subdivision of 210 single-family homes south of Bloomfield Avenue; and (i) (ii) a 179-unit single-family subdivision (still under construction) located between Passaic Avenue and the proposed Eisenhower Parkway. Both of these residential areas border Passaic River flood plain. 2. Commercial Uses Commercial uses are concentrated along Bloomfield Avenue with a major shopping center near its intersection with Passaic Avenue. There has also been some commercial develop- ment along Passaic Avenue. 3. Industrial Uses Three industrial concentrations are located in West Caldwell: (i) in the northern section of the Borough off Passaic Avenue and south of the Fairfield Air- port; (ii) in the west-central section off Clinton Avenue and near the proposed interchange of Passaic and Bloomfield Avenues with the Eisenhower Park- way; and (iii) off Fairfield Avenue in the northern section of the Borough. All three industrial areas are characterized by modern buildings with adequate setbacks and off-street parking. 6 4 Community Facilities A Community facilities include schools, recreation areas and public buildings. These uses are scattered through- out the Borough serving adjacent residential areas, except for municipal buildings which are located near the center of the Borough. Among the new Borough facilities built in the last ten years are the Municipal Building, Public Library, Police Depart- ment, Fire Department, Post Office, Civic Center, two community pools and expanded first aid squad facilities. 5. Open Space and Vacant Land Most of the open space and vacant land in the Borough is located west of Passaic Avenue, both north and south of Bloomfield Avenue. This vacant land is largely included within the 1903 flood of record and, therefore, development is limited by natural, environmental constraints. This category of open space and vacant land is used for comparability with the 1964 Master Plan. However, if County- and other publicly-owned lands, as well as lands within the 1903 flood plain and the golf course are excluded, then the vacant residentially developable lands in the Borough account for approximately 80 acres. The floodplain lands can be divided into three clas- sifications: (i) Publicly-owned land within the floodplain in- cludes properties owned by the Essex County Park Commission, Caldwell and West Caldwell. All of this land is located south of Bloomfield Avenue and west of Passaic Avenue. Because this is public land, its future development for uses other than recreational is highly unlikely. (ii) The Mountain Ridge Golf Course, a 164 acre parcel, is located partially within the flood- plain and between two industrial parks. though it is currently in active use, pressures for a more intense use will be one of the Borough's major land use decisions. Al- (iii) Other private lands in the floodplain consist of both large and small parcels generally south of Bloomfield Avenue. As vacant land in the Borough becomes increasingly scarce, these bypassed par- cels will come under increasing development pres- sure. 7 Transportation West Caldwell is a most convenient location for auto- mobile and truck travel in all directions. An equilateral tri- angle formed by the Garden State Parkway on the east, I-80 on the northwest, and I-280 on the southwest has the Borough very close to its western angle. Access to these highways from within the Borough is principally via Bloomfield and Passaic Avenues. Passaic Avenue passes under I-280 less than one mile south of the Borough. Within perhaps five years, traffic on the southwestern portion of Passaic Avenue is proposed to be relieved by completion of a four-lane, divided, Eisenhower Parkway. The Parkway will extend to Route 24 in Summit providing additional direct access to Newark Airport and southern New Jersey. The proposed Eisenhower Parkway will pass through a portion of the Passaic River floodplain in West Caldwell. effect on the floodplain is unclear at this time. Its Additionally, the present free flow of surface water to the Passaic River from Passaic Avenue may be impeded by the Parkway backing up waters to the east. Population From a rural population of 3,458 in 1940, West Caldwell's population increased rapidly in the next three dec- ades to 11,913 persons. This is an increase of 244.5 percent compared to the County increase of 11.4 percent during this same period. The current 1976/1977 population is estimated to be 12,330 by the New Jersey Office of Business Economics (NJOBE). This compares favorably with Borough building permit records. Several projections have been made of West Caldwell's population to the year 1985: 1964 Master Plan NJOBE Series I Series II Series III Series IV Essex County 13,350 14,505 14,674 16,511 13,273 20,600 This is es- Considering the limited privately-owned vacant land left in the Borough and the environmental constraints on development, a 1985 population range of 13,000 to 14,000 is reasonable. sentially the saturation population based on current zoning. The Essex County population projection is excessively high. It 8 is based on a statistical distribution of population that is unrealistic both in terms of other projections and availability of developable land. TABLE 4 POPULATION TRENDS, 1940-1970 Area % Change 1940 1950 1960 1970 1950-1970 Caldwell 4,932 6,270 6,942 8,677 38.3 Essex Fells 1,466 1,617 2,174 2,541 57.1 Fairfield 1,392 1,906 3,310 6,884 261.2 North Caldwell 1,572 1,781 4,163 6,733 278.0 Roseland 1,556 2,019 2,804 4,453 120.6 West Caldwell 3,458 4,666 8,314 11,913 155.3 West Essex 14,376 18,259 27,707 41,201 125.6 Essex County 837,340 904,949 923,545 932,526 2.9 TABLE 5 COMPARISON OF POPULATION CHARACTERISTICS, 1970 AND 1976 1970 % With Area 1976 Population Density/ Acre % Pop. over 64 % Income over Poverty Income Caldwell 8,685 11.4 14.5 3.6 Essex Fells 2,535 3.1 10.7 $50,000 1.8 17.7 Fairfield 7,238 1.0 5.1 2.5 North Caldwell 6,790 3.4 5.5 1.0 7.1 Roseland 4,604 2.0 6.7 1.5 1.2 West Caldwell 12,330 3.8 7.2 2.2 1.6 West Essex 42,175 2.6 8.3 2.2 3.1 Essex County 924,830 11.4 10.6 10.0 1.6 Development Status West Caldwell is a developed suburb within highly urban- ized Essex County. Based on the Mt. Laurel definition of a "developing community", the Borough is not a developing community. There are several criteria for determining the developing charac- ter of a community. These include: land area relation of central city rural characteristics population trends land use trends - 9 1. Land Area Developing municipalities must have sizeable land areas. West Caldwell contains 5.28 square miles. Of the 22 communities in the County, West Caldwell ranks ninth in land area. It accounts for only 3.3 percent of Essex County's area. The Borough does not have the large land area that is commonly associated with developing communities; nor does it have the vacant developable land necessary for a developing com- munity. This is discussed in more detail later. 2. Relation of Central City Developing communities must be outside of central cities. Although West Caldwell is outside of Newark, the cen- tral city, it is also very much a part of the city's historic development. Bloomfield Avenue, which extends from Newark through six communities to terminate in West Caldwell, has been a major axis of western expansion from Newark. West Caldwell is at the western terminus of this axis. All of the communities along this axis, Newark, Belleville, Bloomfield, Glen Ridge, Montclair, Verona, Caldwell and West Caldwell are predominantly built-up, developed communities. 3. Rural Character Developing communities are in the process of losing their rural character. West Caldwell lost its rural character during the two decades between 1950 and 1970. During this period, the Borough passed through its "developing" stage to that of a developed community. In 1950, the Borough's population density was 884 per- sons per square mile, or 1.4 persons per acre. By 1970, these figures increased to 2,256 persons per square mile, or 3.5 per- sons per acre. The current density figures are estimated at 2,335 and 3.6 persons, respectively. Significantly, between 1950 and 1970, population density increased an average of eight percent annually. Between 1970 and 1977 this average annual increase declined to 0.4 percent, indicating the great growth spurt of the 1950-1970 period was completed and, in fact, there was relatively little vacant residential land remaining for de- velopment. 4. Population Trends Developing communities are in the process of signifi- cant population growth. As indicated above, the Borough has already passed through its period of growth. Indeed, it seems likely that the Borough's saturation population will not exceed the range of 13,000 to 14,000 persons which is 5 to 13 percent over the 1977 population. 10 5 5. Vacant Lands Developing communities have substantial areas of residentially developable vacant land. Virtually all of the Borough's residentially developable land has been built upon. Of the 1,163 acres of open land in the Borough, about 80 acres are vacant, and residentially developable, as noted earlier. Between 1950 and 1970 most of the residentially developable land was built on. The remaining residentially developable parcels consist of scattered small lots, larger parcels located outside of neighborhoods, or parcels located wholly or partially within the 1903 floodplain. Vacant, resi- dentially developable lands in the Borough are extremely limited and represent the "leftovers" from the major building boom during the 1950 to 1970 decades. 6. Land Use Trends Developing municipalities are still in the path of future industrial, residential and commercial growth. As noted above, West Caldwell's potential for new residential development is small due to the limited amount of residentially developable land. Similarly, there is limited vacant land for commercial development. The Borough has three large industrial parks: (i) the West Caldwell Industrial Park north is completely developed; (ii) the West Essex Industrial Park is developed, except for two parcels; and (iii) it is only the Essex-Passaic Industrial Park which has several parcels vacant and suitable for industrial development. This latter industrial park is an extension of the substantial industrial development which has occurred in neighboring Fair- field. Because of the Borough's built-up nature, new develop- ment in West Caldwell will be largely in-fill rather than from being in the path of new development. Housing Based on a general field survey and statistics from the 1970 Census of Housing, West Caldwell's housing stock is generally structurally sound and well maintained. In 1970, the Borough had 3,319 dwelling units, of which 3,080 or 93 per- cent were in single-family homes. Between the census and 1977, 192 new dwelling units were constructed and 8 units demolished for a net addition to the housing stock of 184 units. 11 There are several indications of housing quality in the census including condition, persons per room, and rooms per dwelling unit. Each of these indicators confirm the generally good condition of housing in West Caldwell, and are shown on Table 6. TABLE 6 CHARACTERISTICS OF HOUSING, 1970 West Caldwell Essex County Condition No. % No. % Lacking Some or All Plumbing 15 0.4 10,407 3.3 Flush Toilet Shared Lacking Complete Kitchen Shared Lacking Persons/Room 1.0 or under 1.01 to 1.50 1.51 or more Rooms/Dwelling Unit 8 or more 4 to 7 3 and under 1 0.0 530 0.2 1 0.0 1,558 0.5 1 0.0 1,558 0.5 5 0.0 6,807 2.2 2,232 98.4 278,443 91.7 40 1.4 18,814 6.0 3 0.2 5,325 2.3 979 29.6 32,652 10.5 2,259 81 68.0 199,024 2.4 63.9 79,878 25.6 Three small areas in the Borough show signs of poten- tial stress: (i) an area along Kanouse Place (ii) an area along Melrose Place (iii) an area around Spring Lane. They Approximately 19 homes are located in these three areas. are old, several are in seemingly poor condition and somewhat isolated from their neighborhoods. The houses along Kanouse Place are lacking public sewers. 12 Housing Needed to Accommodate Population A range of population of 13,000 to 14,000 has been projected. Assuming the average family size of 3.6 persons per dwelling unit will decline to about 3.4 persons (based on smaller families and a greater percentage of apartment units due to the increasing scarcity of land and higher construction costs), approximately 320 to 600 new units by year 2000 will be required to house the projected population. 1. Family Income West Caldwell's median family income is typical of the average family's income in West Essex. At $16,336, the Borough's median family income is comparable to West Essex's of $16,647 and substantially above the equivalent Essex County figure of $10,685, according to the 1970 Census (see Table 7). The per- centage of families with income below the poverty level in West Caldwell (2.2%) was similar to the comparable figure for West Essex (2.2%) and lower than Essex County (13.1%). 2. Income Characteristics of the Elderly The New Jersey Division of Aging provides information from the U.S. Census to show income characteristics of husband/ wife families where head is 60 and 65 years or older. This information is shown on Table 8. A relatively small percentage of the Borough's elderly have incomes below the poverty level 6.2 percent of the elder- ly 60 and over, and 7.5 percent who are 65 and over. Neverthe- less, a comparison of the percentage of all families below the poverty level with elderly families below the poverty level indi- cates that the elderly, as can be expected, are burdened by pov- erty to a greater extent than other age groups. It should be kept in mind that "poverty level" repre- sents hard core financial problems and does not include all those elderly who might be eligible for housing aid under State and Federal programs. For example, among elderly families, gen- erally over 50 percent are eligible for Federal subsidies under the income limits established for the Section 8 rent subsidy program. 3. Allocation of Low- and Moderate-Income Housing In The New Jersey Department of Community Affairs has published a preliminary draft report titled, "A Statewide Hous- ing Allocation Plan for New Jersey," dated November, 1976. that plan, it shows that West Caldwell has a present need of 334 low- and moderate-income housing units and a prospective need (or allocation) of 752 units for a combined allocation of 1,086 low- and moderate-income housing units by 1990. 13 TABLE 7 FAMILY INCOME, 1969 Income Caldwell Essex Fells Fairfield North Caldwell % West Roseland Caldwell West Essex Essex County Under $5,000 10.5 1.4 5.2 4.0 2.8 5.6 5.9 235,513 $ 5,000 9,999 17.8 5.3 17.4 6.2 20.3 11.9 13.8 31,185 $10,000 14,999 30.8 13.5 37.9 14.4 33.6 27.5 28.0 77,154 $15,000 24,999 30.7 26.1 33.3 35.1 30.1 37.5 33.4 60,937 $25,000 49,999 8.4 36.0 6.2 33.2 12.0 15.9 16.0 16,194 $50,000 and over 1.8 17.7 7.1 1.2 1.6 3.1 3,853 Median Family Income $13,580 $27,586 $13,904 $22,250 $13,739 $16,336 $16,647 10,685 14 Income Below Poverty Level Families 83 -0- 41 15 17 69 225 % of all Families 3.6 -0- 2.5 1.0 1.5 2.2 2.2 23,470 Persons 523 94 196 83 98 286 1230 % of all Persons 6.2 1.8 2.9 1.4 2.2 2.4 3.0 120,403 TABLE 8 INCOME CHARACTERISTICS OF THE ELDERLY, 1969 Income - Husband/Wife Families Head 65 Yrs. or Older No. Percent Under $3,000 31 10.3 $ 3,000 $4,999 46 15.2 $ 5,000 $6,999 35 11.6 $ 7,000 $9,999 52 17.2 $10,000 and over 138 45.7 TOTAL 302 100.0 Elderly Persons Below Poverty Level Population 60 and over 1,288 60 and over, below poverty level 80 6.2 Population 65 and over 861 65 and over, below poverty level 65 7.5 Much of the allocation is due to the State's estimate of 347 acres of "vacant developable land". This estimate is -- excessively high; the Borough has approximately 80 acres of vacant developable land suitable for residential development this is less than one-quarter of the State estimate. The alloca- tion of 1
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John B. Hamilton
Chairman
Edward John Davies
Councilman
Henry Glista
Env. Commiss.
Sidney N. Ludwig
Vice Chairman
Benedict F. Martorana
Borough Engr.
Janet May
Secretary
Robert C. Rubino
Mayor
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