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Planing 3
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Executive Summary
This document is a 2020 Master Plan Reexamination for the Borough of Woodlynne in Camden County, New Jersey. Prepared in accordance with the Municipal Land Use Law (N.J.S.A. 40:55D-89), the reexamination assesses the Borough's planning policies, identifies changes since the last reexamination in 2006, and recommends changes to the Master Plan and development regulations. Key areas of focus include commercial vacancy, redevelopment opportunities, zoning regulations for new uses, greening the community, and renewable energy, affordable housing, and stormwater management, all while encouraging sustainable development within the Borough.
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--- Document: Planing 3 Document --- BOROUGH OF WOODLYNNE Camden County, New Jersey 2020 Master Plan Reexamination _____________________________ Steven M. Bach, PE, RA, PP, CME __________________________ Candace A. Kanaplue, AICP, PP The original of this document was signed and sealed in accordance with NJAC 13:41-1.3.b 304 White Horse Pike, Haddon Heights, NJ 08035 (856) 546-8611 Fax (856) 546-8612 Borough of Woodlynne 2020 Planning Board Mayor Joseph Chukwueke, ME Pablo Fuentes Robert Earley Noble Kelly Wilfredo Rodriguez Robert Baum, III Jeraldo Fuentes, Borough Administrator Amy Early, Board Secretary Matthew Madden, Esq, Solicitor Uzo Ahiarakwe, Engineer 2020 Borough of Woodlynne Council Mayor Joseph Chukwueke, ME Sharon Earley, Council President Clyde Cook Shana Feliciano Pablo Fuentes Gwen Torres Edwin Fontanez Luis Pastoriza, Borough Clerk Jeraldo Fuentes, Borough Administrator Brian Lozuke, Esq, Borough Solicitor Steven M. Bach, RA, PE, PP, CME, Borough Engineer/Planner Borough of Woodlynne 2020 Master Plan Reexamination Page 3 November 5, 2020 TABLE OF CONTENTS I. Introduction and Planning Background .............................................................................. 4 II. Borough of Woodlynne Overview ........................................................................................ 6 III. Reexamination of the Master Plan .............................................................................................. 6 A. The major problems and objectives relating to land development in the municipality at the time of the adoption of the last reexamination report. .................................................. 6 B. The extent to which such problems and objectives have been reduced or have increased subsequent to such date. ................................................................................... 8 C. The extent to which there have been significant changes in the assumptions, policies and objectives forming the basis for the master plan or development regulations as last revised, with particular regard to the density and distribution of population, housing conditions, circulation, conservation of natural resources, energy conservation, collection, disposition and recycling of designated recyclable materials, and changes in State, county and municipal policies and objectives. ........................................................... 9 D. The specific changes recommended for the Master Plan or development regulations, if any, including underlying objectives, policies and standards, or whether a new plan or regulations should be prepared. ....................................................................................... 14 E. The recommendations of the planning board concerning the incorporation of redevelopment plans adopted pursuant to the "Local Redevelopment and Housing Law," P.L. 1992, c. 79 (C.40A:12A-1 et al.) into the land use plan element of the municipal Master Plan, and recommend changes, if any, in the local development regulations necessary to effectuate the redevelopment plans of the municipality. ............................... 18 IV. Conclusion ........................................................................................................................... 19 Appendices APPENDIX 1 Preliminary Investigation for Determination of Need of Redevelopment for Mt Ephraim and Ferry Avenues dated February 15, 2007 APPENDIX 2 Preliminary Investigation for Determination of Need of Redevelopment and Redevelopment Plan for Woodlynne Avenue Corridor dated 2004 MAPS MAP 1 Aerial Map MAP 2 Existing Zoning Borough of Woodlynne 2020 Master Plan Reexamination Page 4 November 5, 2020 I. Introduction and Planning Background Master Plan Reexamination This Master Plan Reexamination is being prepared in accordance with N.J.S.A. 40:55D-89 (Municipal Land Use Law). The Borough Council must provide for the reexamination of the Borough’s Master Plan and development regulations by the Planning Board at least once every ten years. In 1982 the Borough’s Master Plan was completed with the adoption of a revised Land Development Ordinance, a Land Use Plan Map and Zoning Map, Master Plan Reexamination Report and Master Plan Revision. A Master Plan/Land Use Element Reexamination and Housing Element were adopted by the Planning Board in 1995 and 1996. The most recent reexamination of the Master Plan was adopted in June 2006. At the time of the 2006 reexamination, growth share was still in effect and the Borough had a very low obligation. Since then, the growth share methodology along with COAH has been dismantled and is being handled through the Court system. Currently, the Borough has a present need (rehabilitation) of eight (8) units, a prior round need of zero (0) units and a prospective need of eighteen (18) units. Due to continued lack of development pressures, the Borough opted not to perfect Round one substantive certification nor to participate in the COAH administered Rounds two and three or the current Court administered process. A Master Plan is intended to guide the use of lands within the Borough in a manner that protects public health and safety, promotes the general welfare, and advances the Borough’s goals and objectives. While a Master Plan is required as a prerequisite to the adoption of zoning ordinances, it is also an opportunity for the Borough to proactively plan for and shape its future. Land use policy is integral to many local issues and decisions, and the Master Plan provides the backbone for land use strategies and policies. The Master Plan serves to bring together otherwise divergent plans and programs and to communicate the Borough’s goals and objectives to the public, landowners, and other levels of government. The facts, analysis, rationale, priorities, and recommendations in the Master Plan may provide support for the Borough’s policy decisions and can unify interests and ideas that often seem to compete with one another. The Master Plan should be used as a structured, but flexible tool built around the Borough’s planning philosophy, and utilized to support and promote the Borough’s goals and objectives related to the physical, economic and social development of the Borough. The purpose of a Master Plan Reexamination is to assess how the assumptions, policies and objectives that form the basis for the Master Plan and development regulations have changed since the last Plan or Reexamination and to determine whether any specific changes to the Master Plan or development regulations are recommended, including underlying objectives, policies and standards. This Master Plan Reexamination is being undertaken as a general reexamination of the Master Plan, to consider changing conditions and specific concerns that have arisen, and to address them in the context of a comprehensive land use strategy. The Master Plan is a policy guide that should be as specific as possible with regard to the Borough’s overall goals and the steps needed to implement the Borough’s overall vision, while also maintaining an awareness that the social, economic and policy environments are dynamic and may change over the ten year planning horizon. The Master Plan lays the foundation to support land use decisions and upon which the recommendations and plans can be incrementally implemented to realize the Borough’s goals and objectives. An up-to-date Master Plan presents a clear explanation of the Borough’s land use intentions and planning proposals. The plan can Borough of Woodlynne 2020 Master Plan Reexamination Page 5 November 5, 2020 communicate the reasoning for the Borough’s expectations and requirements, thereby adding efficiency to the planning and permitting processes. The Borough of Woodlynne is working to balance its interests in protecting and enhancing existing residential neighborhoods, facilitating opportunities for revitalization and redevelopment, allowing for locally appropriate infill development, encouraging meaningful economic development, retaining existing retail and service uses, prioritizing and facilitating preservation of environmentally valuable and recreationally desirable open spaces, and promoting sustainability and good design. Attaining this balance is a challenge in the best of times and is made more difficult by the stagnating national economy. Despite the many ongoing difficulties brought by the recent economic recession, the upside for municipalities is that the slow-down in development activity presents the opportunity to look at the big picture, assess the current conditions and plan proactively for the future. For reference, the following is a listing of the relevant statutory requirements: 40:55D-89 Periodic examination. The governing body shall, at least every ten years, provide for a general reexamination of its Master Plan and development regulations by the planning board, which shall prepare and adopt by resolution a report on the findings of such reexamination, a copy of which report and resolution shall be sent to the county planning board. A notice that the report and resolution have been prepared shall be sent to the municipal clerk of each adjoining municipality, who may, on behalf of the governing body of the municipality, request a copy of the report and resolution. A reexamination shall be completed at least once every ten years from the previous reexamination. The reexamination report shall state: a. The major problems and objectives relating to land development in the municipality at the time of the adoption of the last reexamination report. b. The extent to which such problems and objectives have been reduced or have increased subsequent to such date. c. The extent to which there have been significant changes in the assumptions, policies, and objectives forming the basis for the Master Plan or development regulations as last revised, with particular regard to the density and distribution of population and land uses, housing conditions, circulation, conservation of natural resources, energy conservation, collection, disposition, and recycling of designated recyclable materials, and changes in State, county and municipal policies and objectives. d. The specific changes recommended for the Master Plan or development regulations, if any, including underlying objectives, policies and standards, or whether a new plan or regulations should be prepared. e. The recommendations of the planning board concerning the incorporation of redevelopment plans adopted pursuant to the "Local Redevelopment and Housing Law, "P.L.1992, c.79 (C.40A:12A-1 et al.) into the land use plan element of the municipal Master Plan , and recommended changes, if any, in the local development regulations necessary to effectuate the redevelopment plans of the municipality. Borough of Woodlynne 2020 Master Plan Reexamination Page 6 November 5, 2020 40:55D-89.1. Reexamination report; absence of adoption. The absence of the adoption by the planning board of a reexamination report pursuant to section 76 of P.L. 1975, c. 291 (C. 40:55D-89) shall constitute a rebuttable presumption that the municipal development regulations are no longer reasonable. II. Borough of Woodlynne Overview The land area of Borough of Woodlynne is 0.23 square miles and is located in the northern area of Camden County. The Borough is bordered by the Collingswood Borough and Camden City. The 2018 population estimate for Woodlynne is 2,915 persons based on the 2018 American Community Survey from the U.S. Census Bureau. The development patterns of Woodlynne and the surrounding municipalities can be characterized as suburban, with development consisting of medium density residential neighborhoods, with industrial and larger commercial uses near the limited access highways, and concentrations of mixed uses and commercial development along major roadways such as Mt Ephraim Ave. Woodlynne Avenue runs through the middle of the Borough and is considered the “main street” of the Borough. III. Reexamination of the Master Plan The Borough is undertaking this Master Plan Reexamination in accordance with N.J.S.A. 40:55D- 89 to review the Borough’s planning policies, to ensure that the Borough’s planning documents reinforce one another, to set the stage for consistency between the Master Plan and the zoning ordinances and to provide the underlying basis for future Borough planning efforts. The Master Plan Reexamination outlines the considerations required by Municipal Land Use Law (Section 40:55D-89) and provides the responses as appropriate. The first three sections (A, B, and C) require a look back at the Borough’s earlier Master Plans, and include observations and an assessment of current conditions, as well as consideration of changes since the last Master Plan was prepared. The last two sections (D and E) include recommendations for actions to guide land use and related policies into the future. A. The major problems and objectives relating to land development in the municipality at the time of the adoption of the last reexamination report. (N.J.S.A. 40:55D-89a) The 1995 Housing Element Update and 1996 Land Use Element set forth a list of goals and objectives, which appear to be reflective of the “problems and objectives relating to land development” at the time. The goals and objectives were reviewed in detail in the Master Plan Reexamination adopted in 2006. This Master Plan Reexamination process presents an opportunity to review the principles, goals, and objectives that laid the foundations for the 2006 Master Plan Reexamination, and to consider whether the goals and objectives have been achieved, whether they are still relevant and appropriate, or whether changing circumstances dictate that they be revised. The 2006 Master Plan Reexamination indicated that the overall development strategy for Woodlynne can be Borough of Woodlynne 2020 Master Plan Reexamination Page 7 November 5, 2020 stated as “Woodlynne is a residential community and should remain dedicated to that purpose. Housing is the Borough’s most critical resource and, as such, should be protected. Every effort should be made to preserve and enhance the existing residential amenity, while promoting walkability through the heart of the town along Woodlynne Ave and commercial revitalization in the central business area along Mt. Ephraim Ave. The specific goals and objectives are listed in the 2006 Master Plan Reexamination are provided below. Recommendations and any proposed amendments will follow in Section D. 2006 Goals and Objectives The goals and objectives taken from the 2006 Master Plan Reexamination are as follows: 1. In six (6) years, develop a master plan update concurrently with the periodic general examination. 2. Adopt an expanded statement of objectives, principles, assumptions, policies and standards. 3. Append the redevelopment plan for Woodlynne Avenue to the master plan. 4. Consider adoption of a growth share ordinance to address affordable housing obligations resulting from future growth. 5. Review current development regulations for provision of best planning thought. 6. Adopt the following amendments to the Land Development Ordinance: A. In Article I, GENERAL PROVISIONS, 3 – Word Usage, include the following: a. A definition of a front lot line, addressing non-corner and corner lots b. A definition of a side lot line c. A definition of a rear lot line d. A definition of lot depth for lots having a curved front lot line e. A modified definition of lot width to enable an easily determined calculation. B. Add a Bulk and Area Table that delineate bulk and area requirements for each zoning district. C. Add a requirement that sidewalks be installed along the public right-of-way where development abuts roadways. D. Provide language incorporating by reference the provisions of the New Jersey Residential Site Improvement Standards N.J.A.C. 5;21-1 et seq. for regulation of commercial development except as otherwise provided by the Borough’s Zoning Ordinance. 7. Produce a large format, color zoning map in order to facilitate that identification of zoning districts. Borough of Woodlynne 2020 Master Plan Reexamination Page 8 November 5, 2020 B. The extent to which such problems and objectives have been reduced or have increased subsequent to such date. (N.J.S.A. 40:55D-89b) Many of the goals and objectives set forth by the Planning Board in the 2006 Master Plan Reexamination remain salient today. However, over the course of fourteen years some problems have been reduced, other challenges have remained, and evolving conditions have brought different problems and potential solutions to the forefront. Steps toward meeting many of the land use objectives identified in the 2006 Master Plan Reexamination were made by amending the zoning code and by proactively pursuing grants for transportation and community improvements. In some cases the objectives have been met, while other situations have been more difficult. Below is a review of the Goals and Objectives of the Master Plan Reexamination and a brief explanation of changes or issues that have occurred since 2006. The goals and objectives taken from the 2006 Master Plan Reexamination are as follows: 1. In six (6) years, develop a master plan update concurrently with the periodic general examination. Response: The reexamination is now required every ten (10) years. 2. Adopt an expanded statement of objectives, principles, assumptions, policies and standards. Response: Remains valid. 3. Append the redevelopment plan for Woodlynne Avenue to the master plan. Response: This should be reevaluated in light of the recent changes to the economy and the limitations of traditional retail and commercial uses. 4. Consider adoption of a growth share ordinance to address affordable housing obligations resulting from future growth. Response: Growth share is no longer valid. The Borough currently has a rehabilitation need of 8 and a prospective need of 18. Due to continued lack of development pressures, the Borough opted not to participate in the COAH administered Rounds two and three or the current Court administered process. 5. Review current development regulations for provision of best planning thought. Response: Reword this goal to read “Review existing development regulations to ensure they are aligned with current planning practices”. 6. Adopt the following amendments to the Land Development Ordinance: A. In Article I, GENERAL PROVISIONS, 3 – Word Usage, include the following: a. A definition of a front lot line, addressing non-corner and corner lots Borough of Woodlynne 2020 Master Plan Reexamination Page 9 November 5, 2020 b. A definition of a side lot line c. A definition of a rear lot line d. A definition of lot depth for lots having a curved front lot line e. A modified definition of lot width to enable an easily determined calculation. Response: Remains valid. 7. Add a Bulk and Area Table that delineate bulk and area requirements for each zoning district. Response: No longer valid. While a table is not recommended, the bulk standards of each zoning district should be clearly located within the underlying zone throughout the land development ordinance. 8. Add a requirement that sidewalks be installed along the public right-of-way where development abuts roadways. Response: Remains valid. 9. Provide language incorporating by reference the provisions of the New Jersey Residential Site Improvement Standards N.J.A.C. 5;21-1 et seq. for regulation of commercial development except as otherwise provided by the Borough’s Zoning Ordinance. Response: Remains valid. 10. Produce a large format, color zoning map in order to facilitate that identification of zoning districts. Response: No longer valid, see Map 2. C. The extent to which there have been significant changes in the assumptions, policies and objectives forming the basis for the master plan or development regulations as last revised, with particular regard to the density and distribution of population, housing conditions, circulation, conservation of natural resources, energy conservation, collection, disposition and recycling of designated recyclable materials, and changes in State, county and municipal policies and objectives. (N.J.S.A. 40:55D-89c) 1. Borough of Woodlynne Policies, Goals, Objectives, Concerns While the Borough has not seen a fundamental shift in the assumptions, goals and objectives that formed the basis for the 2006 Master Plan Reexamination; there have been some circumstantial changes in and around the Borough, some changes to statewide policies and regulations that impact the Borough, and some new perspectives on how to respond to economic and social changes. Many small to medium sized developed suburbs, such as Woodlynne, face common problems that can be solved more efficiently and effectively with coordination and cooperation. Such cooperation can also provide a shared voice to advocate for the concerns of similarly situated municipalities. While many of the Borough’s goals and objectives have remained steady over the years since the 1995 Housing Element Update and 1996 Land Use Element were adopted, the means to Borough of Woodlynne 2020 Master Plan Reexamination Page 10 November 5, 2020 achieve them have evolved over time. Experience has informed the Borough’s planning strategy. As the Borough has gained some experience with revitalization planning and in dealing with the challenges of redevelopment and service delivery faced by mature suburban communities, the opportunities for alternative means of reaching goals and objectives have been considered. The changes in development patterns since the 2006 reexamination (and most recently due to the current pandemic) may require changes in the way zoning and planning for commercial and retail should be practiced moving forward. E-commerce, office and warehouses may be reviewed as additional uses to focus on with the changing commercial climate that is focused more on on-line ordering as opposed to in-person shopping and dining. The economic recession has set back efforts to achieve a stable commercial occupancy rate. From a planning perspective the slow-down due to the pandemic provides an opportunity to prepare for the economic rebound and changes in commerce by laying the foundations for a diverse and sustainable economy. The recession has resulted in higher unemployment, decreased in-person consumer spending, increase in vacancies in the retail, dining and commercial real estate sectors, and increased demand for existing housing stock and multifamily housing. These impacts have been felt across the State and the nation and have affected all sectors of the economy and people of all income levels. The economy will take additional time to fully rebound. The recent economic conditions have altered some of the assumptions upon which land use decisions had been made over the prior real estate booms. While economic recovery from the pandemic is continuing, the changes to the way of doing business that have taken place may have longer lasting impacts on society’s preferences, priorities, and housing choices, directing more interest toward redevelopment and “smart growth” in the long run. These newer uses could be added to the existing zoning with appropriate buffers that would complement additional uses. The housing market is moving out of cities and a market for lots in compact neighborhoods with an established sense of community and sense of place, with smaller homes that are more energy efficient and closer to places of work may be increasing as it is around New York and Philadelphia suburbs. Working from home trend may continue and have lasting impacts, as well as the change in consumer preference will be to the benefit of Woodlynne. In order to seize on opportunities to encourage the foundations of a vibrant community over the long term, Woodlynne will need to: encourage the maintenance and modernization of the existing housing stock so that it remains relevant and desirable in the real estate market, encourage the emergence of a unified design scheme in the commercial areas, enhance pedestrian amenities, and reinforce a sense of place that separates sought-after communities from those that are more nondescript. Some creative planning and redevelopment opportunities may provide for logistics parking for delivery vehicles which support e-commerce and zoning for warehousing and allowing additional housing opportunities in the Borough’s commercial districts and redevelopment areas to address the vacancy of retail and office spaces that may no longer be viable. At the same time, the Borough is mindful of the financial constraints faced by homeowners and business owners, and wishes to retain its residents and businesses without placing undue financial strains upon them. The Master Plan Reexamination seeks to set the stage for the necessary balance. Borough of Woodlynne 2020 Master Plan Reexamination Page 11 November 5, 2020 Specific Land Use and Development issues that have arisen since the last Master Plan Reexamination in 2006 are outlined below. The observations and issues lead to recommendations for policy changes and/or implementation of regulatory changes in Section D. a. Commercial Vacancy. The changes in development patterns since the 2006 reexamination (and most recently due to the current pandemic) may require changes in the way zoning and planning for commercial and retail should be practiced moving forward. b. Redevelopment and rehabilitation opportunities. The Borough should look at existing and potential Redevelopment and Rehabilitation areas that could incentivize private redevelopment throughout the Borough. c. Zoning Regulation of “New” Uses. There are some contemporary uses that were likely not intentionally omitted from the permitted uses within the Borough’s zoning code. The Borough Council may wish to amend the zoning code to account for these uses. d. Borough Zoning Ordinance. The Borough’s Zoning Ordinance is not currently available in electronic searchable format. Consideration should be given to re-codification of the Borough’s Zoning Ordinance and including the Ordinance on the Borough’s website. In addition, the zoning ordinance should be updated to clearly indicate bulk standards. e. Greening of the Community. As society has become more seriously concerned about the environmental and economic effects of excessive dependence on fossil fuels and of wasteful consumption of energy and resources, there is increased interest in the means to establish a more sustainable economy and lifestyle. The Master Plan may recommend general or specific strategies. The following specific statutes, regulations and plans have changed since the 2006 reexamination: 1. Renewable Energy The State Legislature has enacted several pieces of new legislation over the last year that affect renewable energy facilities (solar, wind and biomass). The various laws converge to generally encourage the production of alternative and renewable energy, yet without local efforts to link the state laws to local ordinances, there is some confusion about what is and is not permitted, and a lack of clarity about municipal land use intentions. Below is a summary of the laws enacted by the New Jersey State Legislature. P.L. 2009 C 213 (January 16, 2010) relates to the installation of solar, wind and biomass energy generation facilities on preserved farms and commercial (unpreserved) farms and also modifies the Right to Farm Act and farmland assessment as they relate to renewable energy facilities. P.L. 2009 C 146 amends Municipal Land Use Law N.J.S.A. 40:55D-4 and 7 to include definitions for “Inherently Beneficial Use” and “Wind, solar or photovoltaic energy facility or structure”. Borough of Woodlynne 2020 Master Plan Reexamination Page 12 November 5, 2020 o Inherently Beneficial Use - “a use which is universally considered of value to the community because it fundamentally serves the public good and promotes the general welfare. Such a use includes, but is not limited to, a hospital, school, child care center, group home, or a wind, solar or photovoltaic energy facility or structure.” o Wind, Solar or photovoltaic energy facility or structure – “a facility or structure for the purpose of supplying electrical energy produced from wind, solar, or photovoltaic technologies, whether such facility or structure is a principal use, a part of the principal use, or an accessory use or structure.” P.L. 2009 C 35 (March 31, 2009) adds a section to Municipal Land Use Law N.J.S.A. 40:55D-66.11 which provides that a renewable energy facility is a permitted use within every industrial zone as long as the parcel consists of at least 20 contiguous acres owned by the same entity. P.L. 2009 C 244 (January 16, 2010) creates new sections within Municipal Land Use Law N.J.S.A. 40:55D-66.12 to 40:55D-66.15, to provide guidance for wind energy systems, and provides that ordinances adopted by municipalities to regulate the installation and operation of small wind energy systems shall not unreasonably limit such installations or unreasonably hinder the performance of such installations. The law defines the unreasonable hindrances and requires that within 10 months of enactment of adoption of the law (January 2010), the Director of the Division of Codes and Standards in the DCA , in consultation with the DEP will issue a technical bulletin including a model municipal ordinance for the construction of small wind energy systems. N.J.S.A. 52:27D-141.1 (March 31, 2009) provides that developers of 25 or more single family residential dwelling units shall offer the installation of solar energy systems as an option to homeowners. P.L. 2010 C 4 (April 22, 2010) provides that solar panels are not to be included as impervious surface for impervious cover calculations or for storm water management planning, only the foundation may be considered impervious. P.L. 2017 C 275 amends Municipal Land Use Law N.J.S.A. 40:55D-28 to include (f) a statement of strategy concerning: (i) smart growth, in part, shall consider potential locations for the installation of electric vehicle charging stations, (ii) storm resiliency with respect to energy supply, flood-prone areas, and environmental infrastructure, (iii) environmental sustainability. Borough of Woodlynne 2020 Master Plan Reexamination Page 13 November 5, 2020 2. State Policy a. State Plan. The New Jersey State Development and Redevelopment Plan was adopted in March of 2001. The Draft of the updated State Plan was released in 2009, but has not yet been adopted so the 2001 Plan remains the plan in effect at this time. The State Plan designates Woodlynne as part of the Metropolitan Planning Area (PA-1). PA-1 is a smart growth area, which is a generally developed area where investment in infrastructure and redevelopment are encouraged. Within Planning Area 1, the State Plan’s intention is to: ● provide for much of the state’s future redevelopment; ● revitalize cities and towns; ● promote growth in compact forms; ● stabilize older suburbs; ● re-design areas of sprawl; and ● protect the character of existing stable communities. These goals are to be met by strategies to upgrade or replace aging infrastructure; retain and expand employment opportunities; upgrade and expand housing to attract a balanced residential population; restore or stabilize a threatened environmental base through brownfields redevelopment and greenway enhancement; and managing traffic effectively. As part of the Metropolitan Planning Area, redevelopment and revitalization in Woodlynne is encouraged and supported by the State Plan. b. The New Jersey Residential Site Improvement Standards (N.J.A.C. 5:21) supersede municipal zoning regulations when there are conflicts. c. The New Jersey Council on Affordable Housing’s (COAH) Third Round regulations were initially adopted in 2004, and substantially invalidated in an Appellate Division decision in January of 2007. COAH then released new Third Round regulations that became effective on June 2, 2008, and amendments were immediately proposed and became effective on October, 2008. The rules were again challenged on many fronts and after two years, on October 8, 2010 the Appellate Division invalidated the “growth share” methodology for establishing affordable housing obligations. Some aspects of affordable housing rules and regulations remain in effect. On March 10, 2015, the Supreme Court ruled that the New Jersey Council on Affordable Housing (COAH) has failed to act, and as a result, the Courts assumed jurisdiction over the Fair Housing Act. At the time of the 2006 Master Plan Reexamination Report, the Borough decided to continue to monitor these developments, and when the situation stabilizes, determine whether an updated Housing Element and Fair Share compliance plan should be prepared and submitted. At the time of the 2006 reexamination, growth share was still in effect and the Borough had a very low obligation. Since then, the growth share methodology along with COAH has been dismantled and is being handled through the Court system. Currently, the Borough has a present need (rehabilitation) of eight (8) units, a prior round need of zero (0) units and a prospective need of eighteen (18) units. Due to continued lack of development pressures, the Borough opted not to perfect Round one substantive certification nor to participate in the COAH administered Rounds two and three or the current Court administered process. Borough of Woodlynne 2020 Master Plan Reexamination Page 14 November 5, 2020 d. Stormwater: Municipal Storm Water Regulations were adopted (N.J.A.C. 7:8) in 2004 requiring that all municipalities adopt a Stormwater Plan. The Borough has filed its stormwater permit and is in compliance with the regulations. Water Quality Management rules (N.J.A.C. 7:15) were adopted by the NJ DEP and became effective on July 7, 2008. These Rules assigned primary wastewater management planning responsibility to the 21 counties. The Borough is in compliance. Stormwater Management rules will be amended and adopted by the NJDEP, effective March 2, 2021. The Borough should review these rules and amend the Borough Ordinances as required. The Borough should regularly review all stormwater regulations as promulgated by NJDEP and make any revisions to Borough codes and ordinances as applicable. f. New Jersey Statewide Mandatory Source Separation and Recycling Act (N.J.S.A. 13:1E-99.11 et seq.) calls for source separation and recycling of solid waste throughout the state. The original goal was for a minimum of 15% of the total solid waste stream to be recycled. This goal was then increased to 25%, then 40% and finally 60%. The New Jersey Office of Recycling oversees the State Recycling Fund, which is administered via a tonnage grant program. Each county was required to enact district recycling plans to specify the recyclable materials, create a plan to collect and market the materials, and appoint a recycling coordinator to administer the district. Each municipality was required to designate a recycling coordinator, adopt ordinances to include recycling provisions and enforcement procedures for residents and businesses, and to collect the recyclables either by contract or municipal services. The Master Plan for each municipality must also include requirements for recycling, requiring that provisions for recycling be incorporated into new residential, commercial and industrial development (N.J.S.A. 13:1E-99.16). The New Jersey Municipal Land Use Law (MLUL) was amended in response to the New Jersey Source Separation and Recycling Act adopted in 1987. One of the purposes of Municipal Land Use Law (N.J.S.A. 40:55D-2) specifically addresses recycling. The Borough is in compliance with applicable recycling reporting and requirements. D. The specific changes recommended for the Master Plan or development regulations, if any, including underlying objectives, policies and standards, or whether a new plan or regulations should be prepared. (N.J.S.A. 40:55D-89d) A new comprehensive Master Plan is not needed at this time, as the planning foundations set forth in the 2006 Master Plan Reexamination remain relevant today. This section outlines the recommended changes and additions to the Master Plan. Together the Borough’s 1995 Housing Element and 1996 Land Use Element, along with the 2006 Master Plan Reexamination will form the whole of the Borough’s Master Plan. The specific Master Plan Amendments and Recommendations are listed below and will serve to ensure that the Borough’s planning policies and regulations support the goals and objectives as the Borough strives to implement effective regulations and efficient processes. Borough of Woodlynne 2020 Master Plan Reexamination Page 15 November 5, 2020 1. Goals and Objectives. Several nearby inner-ring suburbs have taken a proactive approach toward planning and redevelopment over the last decade and have realized some success in attracting investment, redevelopment, and new residents. Deliberate steps must be taken to cultivate the sense of place that attracts people and businesses and to plan for and open the door for investment, while also demanding high quality design and construction to enhance community character. Investments beget other investments, and when guided by strong planning can add up to enhance the cultural, historical, and artistic qualities of a municipality. The Borough of Woodlynne is situated close to major transportation routes, major job centers, and has a variety of residential housing types. The Borough, along with many of its neighboring municipalities, has been working to retain and attract business and redevelopment and to sustain its thriving neighborhoods. The sense of helplessness about the decline of downtown business districts in the 1980s has given way to a glimmer of optimism about the potential to capitalize on unique assets and defining character of older suburban communities. 2. Update and Amend the 2006 Zoning Recommendations. Several recommendations for Zoning District amendments were made as part of the 2006 Master Plan Reexamination adopted by the Planning Board, but not all of the revisions were adopted by ordinance by Borough Council and some are no longer relevant. The recommendations that were not implemented should be implemented or updated to indicate current planning practices. Specific items to be added or changed include as follows: a. In Article I, GENERAL PROVISIONS, 3 – Word Usage, include the following: (i) A definition of a front lot line, addressing non-corner and corner lots (ii) A definition of a side lot line (iii) A definition of a rear lot line (iv) A definition of lot depth for lots having a curved front lot line (v) A modified definition of lot width to enable an easily determined calculation. b. Add a requirement that sidewalks be installed along the public right-of-way where development abuts roadways. c. Update the bulk standards to be clearly located within the underlying zoning districts in the land development ordinance. d. Require proof of easements and restrictions for applications. e. Consider allowing increased height for fences. 3. Housing types within the residential zones. The Borough may want to consider rezoning areas of the Borough with existing rowhomes to a higher density zoning district or allowing attached dwellings with bulk standards to the existing residential zoning districts to minimize variances needed for improvements to the existing townhomes and row homes within the Borough. Borough of Woodlynne 2020 Master Plan Reexamination Page 16 November 5, 2020 4. Commercial Vacancy. The changes in development patterns since the 2006 reexamination (and most recently due to the current pandemic) may require changes in the way zoning and planning for commercial and retail should be practiced moving forward. Some creative planning and redevelopment opportunities may provide zoning for e-commerce, logistics parking for delivery vehicles which support e-commerce, warehousing, and allowing for additional housing opportunities in the Borough’s commercial districts and redevelopment areas. 5. Redevelopment and rehabilitation opportunities. There are two redevelopment areas that are designated within the Borough, Woodlynne Ave and Ferry/Mt. Ephraim Ave. These Plans have not come to fruition and are recommended to be revisited to address the changing face of commercial uses within the Borough. In addition, there is potential for the Borough to initiate revitalization by declaring the entire Borough as an Area in Need of Rehabilitation. 6. Zoning Regulation of “New” Uses. There are some contemporary uses that were likely not intentionally omitted from the permitted uses within the Borough’s zoning code. These uses include warehouses, e-commerce businesses, gyms and health clubs, internet cafes, micro and craft breweries and distilleries, coffee roasters, solar energy facilities, telecommunications towers, and electric car charging stations. The Borough Council may wish to amend the zoning code to account for these uses. 7. Borough Zoning Ordinance. The Borough’s Zoning Ordinance is not currently available in electronic searchable format. Consideration should be given to re-codification of the Borough’s Zoning Ordinance and including the Ordinance on the Borough’s website. 8. Sidewalks and Crosswalks. Sidewalks and pedestrian crossings are an essential element of a successful “downtown” business area, as well as for connecting residential areas. The importance of sidewalks cannot be overstated. We recommend the Borough review the Woodlynne Ave area to determine if there are specific locations for sidewalks and crosswalks to be constructed and/or improved upon. 9. Green Buildings. Looking toward the future, it is recommended that private property owners, developers and builders, as well as public institutions incorporate green building technologies and techniques into development and redevelopment projects in Woodlynne. Developers may refer to the Leadership in Energy and Environmental Design (LEED) system developed by the United States Green Building Council for guidance in choosing sustainable design elements and building materials. The Planning Board does not recommend that specific compliance with LEED or other green rating systems be required at this time, as there are more ways than one to meet “green” objectives, the technologies are still evolving, and green building requirements may make construction more expensive in the short term. Given current economic conditions the Borough does not propose to make the requirements mandatory. However, it is the Borough’s intent to encourage energy efficiency and green building technologies, and to provide reasonable flexibility to enable redevelopment and construction that makes efficient use of energy, water, space, and solar gain and that improve both indoor and outdoor air quality. Borough of Woodlynne 2020 Master Plan Reexamination Page 17 November 5, 2020 10. Renewable Energy and Sustainability. Sustainable land use planning incorporates all the plan elements and topics that have traditionally been included in Master Plans, but takes a more balanced approach that recognizes the interconnectivity of community, land use, the environment, transportation, and the economy. Sustainability requires that human activities be adapted to the constraints and opportunities of the natural systems that are needed to support life. Interest in reducing greenhouse gases and increasing energy independence has been on the rise. Currently the Borough’s land use regulations do not provide guidance for the installation of small wind turbines, geothermal systems, or solar energy systems. Though the prospects for wind energy in a fully developed municipality may seem remote, it is recommended that the Borough adopt standards for renewable energy technologies such as solar /photovoltaic energy systems in order to reduce uncertainty about requirements and the local approval process. Additionally the installation of geothermal systems is encouraged for municipal properties, as an energy efficient means to provide clean and cost effective heating and cooling. The provision of renewable energy promotes the public health, safety and general welfare by contributing to a reduction in air pollution, creating green jobs, reducing energy costs over time, and improving the environment. The local provision of energy also supports security and safety. The adoption of standards for renewable energy systems will ensure that solar electric systems are permitted in the Borough with appropriate regulations and design standards to ensure safe installation and to protect adjacent land owners. It is anticipated that renewable energy facilities in the Borough will mainly be accessory to residential or commercial uses, where energy produced is primarily for use on site, with excess power going back to the electric grid. Solar production on large commercial rooftops, is specifically encouraged. It is also recommended that the Borough consider whether standards should be developed for solar and wind energy commercial operations where the solar and/or wind facilities are a principal use that produce electricity for commercial sale. A recent State law has amended the Municipal Planning Law to define wind, solar or photovoltaic energy facilities or structures as inherently beneficial uses. By adopting regulations the Borough may direct the renewable energy facilities to locations the Borough deems most appropriate. 11. Affordable Housing. At the time of the 2006 reexamination, growth share was still in effect and the Borough had a very low obligation. Since then, the growth share methodology along with COAH has been dismantled and is being handled through the Court system. Currently, the Borough has a present need (rehabilitation) of eight (8) units, a prior round need of zero (0) units and a prospective need of eighteen (18) units. Due to continued lack of development pressures, the Borough opted not to perfect Round one substantive certification nor to participate in the COAH administered Rounds two and three or the current Court administered process. In view of the Borough’s continuing desire to maintain opportunities for a variety and choice in housing, the Borough will monitor the evolution of the housing laws and regulations. 12. The New Jersey Residential Site Improvement Standards (N.J.A.C. 5:21) supersede municipal zoning regulations when there are conflicts. The zoning ordinance shall reference this and remove and conflicts if they exist. Borough of Woodlynne 2020 Master Plan Reexamination Page 18 November 5, 2020 13. Stormwater Management rules will be amended and adopted by the NJDEP, effective March 2, 2021. The Borough should review these rules and amend the Borough Ordinances as required. The Borough should regularly review all stormwater regulations as promulgated by NJDEP and make any revisions to Borough codes and ordinances as applicable. E. The recommendations of the planning board concerning the incorporation of redevelopment plans adopted pursuant to the "Local Redevelopment and Housing Law," P.L. 1992, c. 79 (C.40A:12A-1 et al.) into the land use plan element of the municipal Master Plan, and recommend changes, if any, in the local development regulations necessary to effectuate the redevelopment plans of the municipality. (N.J.S.A. 40:55D-89e) It is the Borough’s intent to maintain the option to utilize all available planning tools to work toward realization of the Borough’s vision for a healthy, vibrant, and attractive business environment, to improve the quality of life for current and future residents, and to maintain and enhance opportunities for smart growth and economic development. As the Borough continues to monitor and assess conditions in the nonresidential areas in the context of the overall land use picture, specific properties or areas may emerge as candidates for redevelopment. Where redevelopment or rehabilitation area designation has the potential to advance the Borough’s goals and objectives, to incentivize redevelopment of properties vital to anchoring the local economy, to create community value, and to have positive ripple effects throughout the Borough, then those areas may be recommended for study in accordance with Local Redevelopment and Housing Law. The Planning Board would recommend for specific consideration at this time are as follows: 1. The Borough should consider the adoption of a Borough-wide Rehabilitation Area. The state statute setting forth the guidelines for areas in need of rehabilitation specifically permits a finding of need for rehabilitation that extends to the entire area of a municipality. A delineated area may be determined to be in need of rehabilitation if the municipality finds that a program of rehabilitation is expected to prevent further deterioration and to promote overall development and if one of the following six (6) conditions exist: (I) a significant portion of structures therein are in a deteriorated or substandard condition; (2) more than half of the housing stock in the delineated area is at least 50 years old; (3) there is a pattern of vacancy, abandonment or underutilization of properties in the area; (4) there is a persistent arrearage of property tax payments on properties in the area; (5) environmental contamination is discouraging improvements and investment in properties in the area; or (6) a majority of the water and sewer infrastructure in the delineated area is at least 50 years old and is in need of repair or substantial maintenance. The benefits of Rehabilitation include: • All powers and rights of a redevelopment designation except for the power of eminent domain and the ability to confer long-term PILOTs. • Tax exemptions or abatements for up to 5 years. • Eligibility for tax exemptions or abatements can be customized by a municipality based on structure and/or types of improvements. Borough of Woodlynne 2020 Master Plan Reexamination Page 19 November 5, 2020 • Eligibility for tax exemptions or abatements can differentiate among the various neighborhoods, zones, areas or portions of the area in need of rehabilitation with respect to eligibility. 2. Replace or amend the 2005 Woodlynne Ave Redevelopment Plan to be more in line with current planning practices and to take into consideration the current commercial and residential climate to provide incentives for appropriate development within the Woodlynne Ave Corridor. 3. Prepare a Redevelopment Plan for the Ferry Ave/Mt. Ephraim Redevelopment Area. IV. Conclusion The recommendations in sections D and E above will assist the Borough in advancing its goals, which include supporting existing businesses, attracting new employers, encouraging in-fill development and redevelopment, incorporating inviting and vibrant public spaces, and improving architectural character and design. Despite the challenges faced by the Borough of Woodlynne, the Borough has much strength, and is well positioned to capitalize on its assets to enhance the sense of community, convenience, and character that make the Borough desirable to many residents. Borough of Woodlynne 2020 Master Plan Reexamination Page 20 November 5, 2020 APPENDIX 1 Preliminary Investigation for Mt Ephraim and Ferry Avenues Borough of Woodlynne 2020 Master Plan Reexamination Page 21 November 5, 2020 APPENDIX 2 Preliminary Investigation and Redevelopment Plan for Woodlynne Avenue Corridor Borough of Woodlynne 2020 Master Plan Reexamination Page 22 November 5, 2020 MAP 1 Aerial Map M ap Data & Source: Data Source: Esri W orld Im agery Scale: 1" = 350' Date: XXXXX, XX, 2020 Drafted by: Chloe Bach Prepared by: Candace K anaplue, PP, AICP Proj: W DLYN2019-3 304 W hite Horse Pike Haddon Heights, New Jersey 08035 www .BachDesignGroup.com Tel: 856-546-8611 Fax: 856-546-8612 Borough of W oodlynne Cam den County, NJ *This m ap was developed using NJGIN/NJDEP Geographic Inform ation System digital data, but this is a secondary product which has not been verified by NJGIN/NJDE and is not state authorized W O O DLYNNE BO RO UG H AERIAL M AP USDA FSA, GeoEye 0 0.06 0.11 0.17 0.22 0.03 M iles Borough of Woodlynne 2020 Master Plan Reexamination Page 23 November 5, 2020 MAP 2 Existing Zoning C M R ELM AVE THIRD ST LINDEN AVE FERRYAVE FOURTH ST EVERGREEN AVE PARKER AVE CHESNUT AVE CYPRESS AVE CEDAR AVE LAUREL AVE POWELTON AVE COOPER AVE MAPLE AVE FRONT ST CRESCENT BLVD LAKE ST COOPER AVE W CROSSLYNNE AVE WOODLYNNE AVE FRONT ST COOPER AVE FERRYAVE BOROUGH OF WOODLYNNE ZONING MAP O 350 0 350 175 Feet Legend Municipal Boundary Woodlynne Avenue Redevelopment Area Mount Ephraim Avenue Redevelopment Area Lakes Streams Zoning C-Commercial M-Municipally Operated Properties R-Residential Based on Existing Zoning Map Prepared By: Scangarello and Associates July 1982 and Redevelopment Plans in accodance with Ordinances 1-2005 & _2007 Borough of Woodlynne Camden County, NJ Parcel Data: Camden County Planning Department *This map was developed using NJDEP Geographic Informantion Scale: 1"= 350' Sysytem digital Data, but this is a secondary product which has not Date: April 8, 2010 Proj: WDLYN2010 been verified by the NJDEP and is not stat authorized. Prepared By: Leah Furey PP AICP #5851 Ryan Conklin PP #6054 Zoning Map Sources: 304 White Horse Pike Haddon Heights, New Jersey 08035 Tel: 856-546-8611 Fax: 856-546-8612 www.BachDesignGroup.com Date Ordinance No. Description 5/13/2010 5-2010 Composite Zoning and Redevelopment Map Adoption
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