1.3.2    Town Commercial Zone

This zone is the second most predominant zoning district in the Borough.  The majority of property classes in this zone are residential, which is a permitted use in the zone.  The Town Commercial zone is appropriately located in the center of the Borough, along the main corridor.  There are three (3) commercial establishments in the Town Commercial zone: a miniature golf course, liquor store and bar. 

Current zoning permits single family and two family homes, retail stores, personal services, offices, restaurants and organizations in the Town Commercial zone.

Town Commercial Goals and Objectives

·         Goal:  Establish a balance of land uses by encouraging commercial without negatively impacting the residential character of the community.

·         Goal:  Encourage the development or relocation of small businesses that will serve the residents of the Borough and region.

Objective:  In appropriate locations within the Town-Commercial zone, allow mixed use structures with retail use on the ground floor, with residential above.  Currently, both uses are permitted uses in the Town-Commercial zone.

Objective:  Promote on-site parking standards wherever feasible to reduce vehicular conflicts with residential uses.

1.3.3    Marine Commercial Zone

The Marine Commercial District includes most of the Borough’s waterfront land.  The primary land use is residential, and there are currently six (6) operating marinas in this zone.

Current zoning permits boats and related facilities and activities, marine support facilities, boating retail sale or rentals, retail stores, restaurants, motels/hotels/boatels, and single family homes.

Marine Commercial Goals and Objectives

·         Goal:  Support existing and encourage new water-dependent uses available to residents and visitors such as waterfront dining, boating and fishing, and water sports.

·         Goal:  Permit uses that are compatible with the zone and consistent with the character of the community.  Discourage large commercial single-uses that would create negative impacts such as traffic/parking, size of structure and its effect on light and air, as well as the potential demand on sensitive environmental areas and Borough services.

Objective:  Remove hotels, motels and boatels as permitted uses in the Marine Commercial Zone. There are two primary reasons for this recommendation:  a) There are currently no such uses in the Borough.  One property was originally a commercial motel, but has converted to residential through the sale of units under individual condominium ownership;  b) The trend in the accommodations industry is toward large structures to allow for accessory uses such as meeting space, restaurants and exercise facilities.  The impacts of a large hotel would be overwhelming to the community.

·         Goal: Similar to the objective in the Town Commercial Zone, the Marine Commercial Zone should also promote the development or relocation of small businesses that will serve Borough residents, as well as visitors.

Objective:  Permit mixed use structures with retail use on the ground floor and residential above.  Currently, both uses are permitted uses in the Marine Commercial zone.

Objective:  Promote on-site parking standards wherever feasible to reduce vehicular conflicts with residential uses.

1.3.4    Conservation Zone

 This includes undeveloped areas adjacent to wetlands and waterways.

Current zoning permits open space, beach and water recreation, protection vegetation, sand and snow fence, and shore protection projects.

Conservation Goals and Objectives

·         Goal:  Create public access to environmentally sensitive areas for the enjoyment of residents and to promote eco-tourism.

Objective:  Encourage public access walkways and wildlife lookouts in Conservation zone.

Objective:  Pursue public and private funding opportunities to purchase land and/or provide access to Conservation zone.

·         Goal:  Promote the preservation of valuable or environmentally sensitive areas wherever possible.

·         Goal:  Protect water quality of creeks and bay.

·         Goal:  Protect groundwater quality and supply.

·         Goal:  Minimize the impacts of run-off, pollution and demand by limiting the types and intensity of development adjacent to conservation district.

Element 2 Housing

2.1     Introduction

This Housing Element has been prepared in response to the New Jersey Fair Housing Act, P.L., 1985, Chapter 222 and the Rules of the Council on Affordable Housing (C.O.A.H.) in furtherance of the Borough’s intent to provide a realistic and reasonable opportunity for the development of low and moderate income housing.

C.O.A.H. defines the Housing Element as that portion of a municipality’s Master Plan consisting of reports, statements, proposals, maps, programs, and text designed to meet the municipality’s fair share of its region’s present and prospective housing needs. 

2.2     Purpose

The purpose of this element is to:

·               Identify whether any changes to the Land Use Plan are warranted due to the evaluation of population, housing and employment trends from the 2000 Census and the Borough’s general land use and demographic trends;

·               Provide sufficient background information for the planning of the Borough’s fair share low and moderate income housing; and

·               Evaluate possible recommendations for the improvement of residential standards and proposals for the construction and improvement of affordable housing within the Borough of West Wildwood.

2.3     Goals, Objectives and Assumptions

This section updates and refines the specific objectives of the previously adopted Housing Element, providing a framework for balancing preservation and economic development.  The following specific objectives advance the broader goals of this Master Plan, which are to protect the public health, safety, morals and general welfare.  This Housing Element will implement the objectives stated below.

• Goal:  To preserve the established residential districts and neighborhoods and provide a variety and range of housing types to meet the various physical, income, and age level needs of both seasonal and year round residents.
• Objective:        To maintain and enhance opportunities for residents to obtain housing at affordable prices through encouraging the existence of a range of housing types.
• Objective:  To promote the conservation of traditional and/or historic housing and to prevent the degradation of the environment that may occur through improper use of land.
• Objective:  To encourage a balance of land: residential, commercial, conservation, and water-oriented development, in areas and at intensities compatible with environmental and natural resource capabilities.
• Objective:  To promote appropriate population densities and concentrations which promote the well being of the residents, neighborhoods, the region, and the preservation of the environment.
• Objective:  To ensure that adequate off-street parking is provided for any new development.
• Objective:  To protect the existing wetlands areas in the Borough by providing adequate buffers and transitional areas / uses.
• Objective:  To protect housing from tidal flooding.

Furthermore, the following housing policies and principals will help to provide the basis for the Land Use Plan:

A.     To preserve, maintain, and upgrade the quality of existing residential and commercial areas.

B.     To provide the reasonable opportunity for an appropriate variety and choice of housing to meet the needs, desires and resources of all categories of people who desire to live within the municipality.

C.     To recognize existing patterns and densities of development and encourage future growth and redevelopment that is contiguous with existing developed areas and compatible with its established character.

D.     To protect and enhance the quality of life and living environment which has historically been an essential part of the character of the community.

E.      To consider and evaluate innovative development proposals that would enhance and protect environmental features, minimize energy usage and encourage a creative design that is also consistent with the other policies of the City.

F.      To adopt realistic zoning regulations which provide the maximum amount of protection from flooding.

Assumptions

A.     The casino industry and the seasonal tourist industry inherent with a “coastal” / seashore community will continue to affect growth in the Borough.

B.     The population of Borough of West Wildwood will remain consistent with its historical trend / pattern.  The population of Cape May County in general will continue to grow, but growth may slow as land that is not environmentally constrained continues to be developed.

C.     The Borough will be able to guide its growth and/ or redevelopment in accordance with the Municipal Land Use Law and will continue to provide comments and responses to any proposed County, State or regional development policies that may affect the municipality.

D.     Current planning efforts through the Cape May County Municipal Utilities Authority for public sewerage facilities over the next several decades will provide sufficient capacity to accommodate any potential new growth or redevelopment. 

E.      The Borough's critical environmental areas will also be monitored and governed by other governmental legislation (Federal and State) affecting growth and development.

2.4     Existing Housing Inventory

Element 3 – Population, Employment and Education Demographics contains a complete inventory of the housing conditions in West Wildwood.  The information provided in this portion of the Master Plan is based on the most recent census data information – the 2000 Census.  Based on estimates provided in this census, it is estimated that there were a total of 776 housing units in West Wildwood.  Approximately twenty-six percent (26%) of these units were occupied by year round or permanent residents. 

Approximately forty-three percent (43%) of the Borough’s housing stock was constructed between 1940 and 1959.  The average value of housing units in 2000 was between $59,000 and $99,000.  Nearly three-quarters (74%) of the housing in the Borough was detached single-family dwelling.  Approximately fourteen percent (13.8%) of the Borough’s housing stock was two-family dwellings.  Less than three percent (2.8%) of the dwellings in the Borough were twenty (20) or more dwelling units.

2.5     Projection of Future Housing Stock

The entire municipality is located in Coastal Area Facilities Review Act (CAFRA) jurisdiction and is regulated by the New Jersey Department of Environmental Protection (NJDEP).  Due to the presence of environmental constraints, there are restrictions on the growth pattern and capacity of the Borough.  The Master Plan and Zoning Ordinance of West Wildwood are generally in conformance with the CAFRA regulations.  It is projected that the Borough's housing stock will continue to slightly increase during the next two (2) decades.  Current market conditions, increasingly stricter environmental standards, and limited amounts of vacant land will impact the housing market in West Wildwood. 

Each of the Borough’s four (4) zoning districts that are identified in the Borough’s Zoning Ordinance were listed and described in Section 1, the Land Use Element. Of the four (4) zoning districts listed, all but the Conservation (C) are appropriate for continued development of residential uses. 

There is currently one (1) significant area of vacant, developable land in the Borough.   This area is identified as North Drive. Additional housing opportunities may be developed in this section of the municipality.

          2.6     Housing Opportunities and Challenges

2.6.1.   Code Enforcement and Property Maintenance

Typically mature homes require more maintenance and, if neglected over time, and become deteriorated.  The higher the percentage of older homes in a neighborhood results in a greater potential for concentration of deteriorated and deteriorating housing conditions.  Such homes, depending on local conditions, may be considered as less valuable than more modern structures or may be inhabited by residents with modest incomes or by senior citizens who may have difficulty affording the continued maintenance required of these mature structures.  They could also be owned by landlords who may limit their maintenance investments depending upon the rate of tenant turnovers or income potential.  Code enforcement, therefore, becomes an important local issue in maintaining housing stock, property values, and public health, safety, security, and quality of life. 

            2.6.2.   Senior Housing

Historically the senior citizen aged population has been impacted by housing choices because of their reliance on fixed incomes.  In such cases, they may not be able to afford to pay increasing property taxes, high maintenance costs, and energy costs associated with older homes.  Many seniors, however, would like to stay in their homes and neighborhoods if they could afford to do so.

Given the affluence of many of todays “baby boomers” and the need or desire to continue working at least part time through retirement has expanded the housing choices and options for this newer generation of senior citizens.    The Borough may consider reviewing their Land Use Plan and Zoning Ordinance to consider permitting newly constructed senior housing.  It is worth noting that senior housing may provide up to twenty-five percent (25%) of any municipality’s future Council on Affordable Housing (COAH) obligation.

            2.6.3.   Zoning and Density

A large portion of the Borough’s housing stock was built during the 1940s and 1950s.  These homes were often used as small bungalows for summer residences and have either become year round residences or, in some cases replaced by a more modern structure. 

An emerging trend that has influenced how the typical single-family dwelling is used is the desire and need to care for our aging population.  In many cases the family desires to provide living accommodations to an elderly relative.  This has spurred the addition of “mother-in-law suites” or small “cottages” in the same location as the primary single-family dwelling.  Some of these established dwellings may encounter difficulties meeting the Zoning Ordinance bulk and area requirements because of the small size of the lots.

A second problem that arises in many of the resort communities is the conversion of garages or storage space into small apartments or secondary dwelling units.  This in effect doubles the density of the existing lot.

            2.6.4.   First Time Home Buyer Program

The quiet close knit community, residential charm, relatively affordable housing stock, proximity to Atlantic City and the casino industry, prominent water features and scenic views makes West Wildwood a very desirable place to live.  The Borough should evaluate all opportunities to continue to develop incentives for young families to reside in the municipality.  This process may include a revolving loan program for qualifying rehabilitation projects or households and would require a minimum occupancy of five (5) to ten (10) years.

            2.6.5.   Historic Preservation

While many of the homes in the Borough are currently over fifty (50) years of age, most of them are not historically significant and have lost their characteristic architectural features over time.  At this time, housing improvement, design considerations, aesthetic enhancement, and economic development are of a higher priority than the historic preservation of older homes.  Property owners should however be encouraged to maintain and rehabilitate their properties in a manner that is consistent and visually compatible with the character of the surrounding neighborhood.

2.6.6.   Design Standards and Guidelines

Even though there were 40 building permits issued between 1990 and 2000, there has only been a net increase of two (2) dwelling units in the Borough during that same time period.  This means that many of the building permits that were issued were for dwellings that were demolished.  This equates to roughly five percent (5%) of the Borough’s housing stock being replaced with a newer and potentially larger structure during that same decade.

The type of “replacement” dwellings that has recently been constructed are often larger than the former seasonal bungalows that they replaced.   Many of the older homes were constructed during the 1940s and 1950s prior to the introduction of FEMA and the current flood regulations.  Often times the dwelling was constructed at or slightly above grade.

Typically the newer replacement dwellings have raised the first floor elevation of the home to provide off-street parking underneath the dwelling while complying with the minimum required Base Flood Elevation for habitable space.  Often times these dwellings also now rise two (2) to three (3) stories above the garage and appear to tower over the remaining one to two story bungalows that were constructed at grade.  Due to the type of architectural style currently driving redevelopment and the presence of smaller, narrow (less than 50 feet wide) lots within the Borough, it has led to the potential for large expanses of blank walls along the side property lines with no decorative or architectural features such as “bump-outs” or bay windows to break up this expanse and provide visual relief.  This has led to concerns with the visual impact of the type of redevelopment on the Borough.

The Borough should consider amending there zoning ordinance to allow for limited intrusions into the existing side yard setbacks for bay windows and “bump-outs” to break up the appearance of the mass of a long wall.  The Borough should also consider adopting design guidelines and regulations to encourage and architectural details and fenestration (“gingerbread”) in the details of any proposed buildings.  These recommendations will help to resolve these issues while encouraging creative design and attractive buildings.

Element3 Population, Employment and Education Demographics

3.1     Population and Employment Analysis

Population:  The 1990 Census estimated that the population of the Borough of Wildwood was approximately 465 persons.  The 2000 Census estimated that the Borough’s population had decreased by 18 persons to 447 persons.  This represents nearly a four percent (3.8%) decrease in the population during this past decade. 

However, based on the Cape May County population projections, population in the Borough of West Wildwood should have experienced a slight increase in population of approximately 14 residents from 1990 through 2005 (3% increase).  This growth never materialized.  According to the Cape May County Master Plan, the year round population of the Borough of West Wildwood is estimated to increase to 485 persons by 2010, 503 persons by 2015, and 521 persons by 2020.

The Cape May County Master Plan also predicts that the summer population of West Wildwood will reach 5,336 persons by 2010, 5,496 persons by 2015 and 5,650 persons by 2020. While these summer populations projections and estimates may seem low when compared to other Cape May County communities such as Avalon or Ocean City, this represents an increase of approximately ten (10) times the year round population, which is consistent with the other coastal communities in the County.

The State of New Jersey Department of Labor projections indicate a decrease in population for the Borough from 2000 through 2006.  These estimates indicate that the year round population of the municipality has actually decreased from 448 persons in 2000 to 408 persons in 2006.  This represents a loss of 40 persons or slightly more than 10 percent (11.2%) of the total population.

Table 4 – “Population Estimates 1930 Through 2010 For West Wildwood, Cape May County and State of New Jersey” shows the historic population estimates, increase in the number of residents, and percent of change in population for these areas.

Table 4

Population Estimates 1930 Through 2010

For West Wildwood, Cape May County, and State of New Jersey

Source: http://www.wnjpin.state.nj.us/OneStopCareerCenter/LaborMarketInformation, Cape May County Master Plan (2005), and  http://factfinder.census.gov

As noted in Table 4, the largest population increases in population for West Wildwood occurred in the 1920s (100%), 1950s (62%), and 1980s (53%) respectively.  Overall, the Borough has increased by over 307 residents or nearly three (3) times the base population of 1930.  This estimate is consistent with the growth rate for the County and the State.

The significant increase in population during the 1950s is consistent with the decentralization or mass movement from the cities and urban centers to the suburbs and other rural areas.  The second significant population increase in the 1980s is consistent with the general population increases and trends in the County.

The total population for Cape May County and the State of New Jersey has continued to increase as well.  Population increases for Cape May County occurred in every decade from 1930 to 2000.  The largest population increases for the County occurred between 1920 and 1930 (52%), 1970 and 1980 (40%) and 1950 and 1960 (31%) respectively.  The population of the County increased by 72,840 residents or nearly two and one-half times the base population rate of 1930 between 1930 and 2000.

The State of New Jersey doubled its population between 1930 and 2000 and increased the number of residents by over 4,000,000 people during this period.  The three decades that exhibited the greatest increases were the 1960s (25%), 1970s (18%), and 1950s (16%) respectively.

  As stated previously, the State of New Jersey Department of Labor (NJDOL) has provided population estimates for both West Wildwood and Cape May County from 2000 through 2006.  These population estimates are included in Table 5.  These projections indicate population across the board decreases for all municipalities in Cape May County.

These projections do not agree with the County’s projections.  Recent trends in many of the seashore / resort communities indicate that the year round population is actually decreasing.  (This is also supported by decreasing enrollments in many of the schools in seashore communities.) 

This trend is due in part to the typical increases in the value of housing in the barrier islands.  As the prices increase, two (2) things typically happen.  First, the property taxes will also generally increase.  This happens to the point where some long term residents on fixed incomes are no longer able to afford the annual property taxes.  At that point, they will sell their homes.

Table 5

Population Estimates 2000 Through 2006

For West Wildwood and Cape May County

Table 6

Population Densities 1990, 2000, and 2010

Source:  http://www.wnjpin.state.nj.us/OneStopCareerCenter/LaborMarket/Information

Population Age Distribution:

The 2000 Census data listed the median age of a resident in West Wildwood as 47.3 years of age.  As noted in Figure 3 “Population by Age Groups (as a Percent),” The largest portion of the population was between the ages of 35 to 54 years.  Over one-quarter (¼) of the population is in this age range.  The second and third largest portion of the Borough’s population is between the ages of 55 to 64 and over 65 years old.  The smallest portion of the Township’s population is under 5 years of age.

.

Source:  U.S. Census Bureau, Profile of Selected Social Characteristics:  2000, West Wildwood Borough

Race and Gender:

West Wildwood's population is predominately white.  Approximately ninety-five percent (95.8%) of the Township residents were Caucasian in 2000.  The balance of the population was comprised of approximately 2% "Other" races, the balance were listed as “Two or More” races, Asian and Asian Indian.

Approximately fifty-one percent (51.6%) of the population is female and approximately forty-eight percent (48.4%) is male.

Education:

West Wildwood is a non-operating school district.  There are no high schools, private schools or colleges/ universities located with the municipality.  The school age children in the Borough that attend public school attend in Wildwood as part of a sending / receiving agreement.  Wildwood has one (1) elementary school, Glenwood Elementary, which educates students in grades Pre-Kindergarten through 5.  Wildwood also has one (1) middle school, Wildwood Middle School, which serves grades 6 through 8;  and there is one high school in Wildwood, Wildwood High School, serving grades 9 through 12. St. Ann’s School (pre-school through 8^th grade) in Wildwood and Wildwood Catholic High School in North Wildwood are private schools in the area.    These different educational institutions serve the needs of the Borough’s residents.

In 2000 it was estimated that there were 74 students enrolled in Kindergarten through Grade 12.  There were also 13 of the Borough’s school-aged residents enrolled in college or graduate school as students.  Table 7 “Number of Persons Enrolled in Educational Facilities,” and Figure 5, “Percent of Population Enrolled in School (By Category),” depicts the number of students enrolled in each level of school and type of institution (public or private) if in high school, intermediate, elementary or pre-school.