Introduction

West Wildwood is an island community located in southeast Cape May County, New Jersey.  It consists of 220 total acres, nearly half of which is environmentally sensitive lands where development is prohibited.  The Borough is bordered by the communities of Wildwood, North Wildwood, and Middle Township.  West Wildwood has a year around population of 500, however, the summer population increases to over 5,000.  The primary land use in the Borough is residential.  There also exist significant undeveloped and vacant land, public and recreational facilities, and a small percentage of commercial uses, mainly water-dependent marinas. 

The character of the island is seasonal residential, with a variety of house sizes and styles.  The lot areas are relatively small, common to most of the New Jersey shore communities.  Due to the proximity of houses, the Borough’s geographical location, and the single, subtle access to the island, residents and visitors enjoy the familiarity, safety, and remoteness of West Wildwood.

A municipality prepares a Master Plan to establish a long-range vision.  The Master Plan provides direction and guidance for the growth, preservation, and land use decisions.  A good comprehensive plan recognizes the needs of the municipality; the municipality’s relationship to neighboring communities, the County, and the State; and existing constraints and opportunities such as environmental conditions; and includes projections and anticipated development trends.  The overriding purpose of the Master Plan should be to create safe and decent communities.

Every municipality within the State of New Jersey is required to adopt a Master Plan in accordance with New Jersey Statutes Annotated (N.J.S.A.) 40:55D-28.  After the master plan is adopted, it is required to be updated every six (6) years.  The Planning Board adopts a master plan.

Based on the recommendations contained in this Master Plan, the Borough may modify existing or enact new Zoning Ordinances to effect these changes.  Once the changes to the Ordinance are completed, the Borough will achieve consistency between their Master Plan and Zoning Ordinance, a necessity for valid zoning laws.

The original long-range planning document for West Wildwood is the Land Use Element adopted in 1979.  The report addressed various environmental constraints limiting development, including Flood Hazard zones, wetlands, and soils.  It contains a land use element illustrating the existing and proposed development in the Borough.  This report established elevating the first floor living area above ten (10) feet mean sea level in order to qualify for federal flood insurance.

In addition, the report set forth four proposed land use categories:  Conservation, Residential, Town Commercial and Marine Commercial.  These categories became the zoning districts that are still in place today.

A number of significant regulatory changes have occurred since the adoption of the original Land Use Element.  A brief description of these changes is listed below.

Reexamination of State Development and Redevelopment Plan (State Plan) On January 2, 1986, the New Jersey Legislature enacted the New Jersey State Planning Act (Act).  As part of this Act, the New Jersey State Planning Commission (Planning Commission) was created and directed to prepare and adopt a statewide plan for growth and redevelopment in New Jersey. The premise of the State Plan is to develop a plan for New Jersey that reflects agreement between all levels of government: municipalities, counties and the State and provides a blueprint for "smart growth" throughout the State.

In 1992 the Planning Commission released the State Development and Redevelopment Plan (State Plan).  Incorporated into the State Plan was a Resource Planning and Management Structure.  This structure identified five (5) basic "planning areas" based on physical size, population densities, availability of infrastructure, and pattern of existing land uses.  These planning areas are mapped on the Resource Planning and Management Map (RPMM).

On March 1, 2001, the Planning Commission adopted the New Jersey State Development and Redevelopment Plan.  West Wildwood is designated as Planning Area 5B (Environmentally Sensitive/Barrier Island).

Cross-Acceptance is the process of comparing the provisions and maps of municipal, county and regional plans with the State Plan to achieve consistency among the plans.  Cape May County Planning Department issued a State Plan Cross-Acceptance Report in 2005 that addressed each municipality.  Page 119 of the report stated “As part of an existing Regional Center, there are no inconsistencies between the State Plan and local (West Wildwood) plan.”

Plan Endorsement means the process undertaken by regional agencies, counties and municipalities to have Master Plans, and other local planning documents endorsed by the State Planning Commission.  To date, two municipalities in Cape May County have received Plan Endorsement, Upper Township and West Cape May. 

When the State Plan was adopted in 1997 it was to serve as an advisory document providing recommendations that would result in "smart growth" or a pattern of "preferred growth throughout the State."  In 1998, Governor Whitman mandated implementation of the State Plan by State Agencies. State decisions regarding funding, priority of improvements, and implementation of new projections or extensions of existing systems would now be based on the principals and concepts contained in the State Plan.

The State agencies that have integrated the State Plan into their policies and decision making processes include the Department of Transportation (NJDOT), Department of Community Affairs (NJDCA), Department of Environmental Protection (NJDEP), New Jersey Board of Public Utilities (NJBPU) and Council on Affordable Housing (COAH).  All of these agencies impact West Wildwood.

Amendments to Coastal Area Facilities Review Act (CAFRA) The Coastal Area Facilities Review Act (CAFRA - N.J.S.A. 13:19-1 et seq.) was formally adopted in 1973 by the New Jersey Department of Environmental Protection (NJDEP).  These regulations were adopted as a way to control the adverse impacts of major industrial sites and public works facilities on water quality and the estuarine habitat.

In 1993 these regulations were amended and expanded to include development in regulated coastal areas.  As part of these amendments, NJDEP was directed to consult with the State Planning Commission in adopting rules and regulations that would implement the new provisions of the law to improve coordination with the State Plan.

New CAFRA rules were adopted on February 7, 2000.  One of the significant changes was the proposed use of the Resource Planning Management Map (RPMM) adopted as part of the State Plan, as the basis for planning decisions.  The amount of impervious coverage permitted on individual building lots would be based on the Planning Area designation.  Designated Centers (Regional Centers, Towns, Villages, etc.) would be permitted to develop at up to ninety percent (90%) impervious coverage.  Areas in the Rural or Environmentally Sensitive Planning Areas would be permitted to develop at no more than three percent (3%) coverage.

West Wildwood’s Planning Area is Coastal Center/ PA5B:  Environmentally Sensitive/Barrier Island which allows 3% lot coverage.  However, since West Wildwood is part of the Wildwoods Regional Center, up to 90% lot coverage is permitted by CAFRA, subject to local regulations.  The Borough’s Land Development Ordinance permits 65% lot coverage for Residential and Town Commercial zoning districts, and 80% lot coverage for the Marine Commercial zoning district.

Adoption of Residential Site Improvement Standards The New Jersey Legislature approved the Uniform Site Improvement Standards Act in 1993.  The act was designed to standardize regulations for streets, off-street parking, water supply, sewers, and storm water management for residential development throughout the State. 

On January 6, 1997, the New Jersey Department of Community Affairs published N.J.A.C. 5:21-1 et seq - the Residential Site Improvement Standards (RSIS).  The RSIS became effective on June 3, 1997.  These standards are to be used for reviewing any residential proposals for construction, alterations, additions, repairs, demolition, maintenance, and use of residential sites or residential portions of mixed-use developments.  All applications for Subdivisions, Site Plan approval, and Use Variances are subject to the standards contained in the RSIS.

The effect of the RSIS is that the specific provisions of municipal regulations contained in local ordinances that are not in compliance with the RSIS are void and cannot be enforced. 

Land Use Planning Goals and Objectives

The New Jersey Municipal Land Use Law requires that all municipal Master Plans contain goals and objectives upon which the comprehensive Master Plan is to be based.  The individual Master Plan elements provide the means of implementing the established goals.  These goals guide the development of the Borough in terms of physical development as well as preservation, open space and protection of the environment.

Following the adoption of the Land Use Element in 1979, were re-examinations of that document in 1982 and 1996. A Housing Element was adopted in 1982. 

Goals and Objectives of the 1979 Land Use Element

• Goal:  Encourage recreational use of land in Conservation zone. 

Objective:  Permit only low density residential with three (3) acre minimum lot sizes. 

Objective:  Encourage recreational use by permitting construction of docks for boat slip access and fishing and crabbing.

• Goal:  Enhance the family-oriented, residential character of the community.

Objective:  Limit residential development to single family and duplex.

• Goal: Permit the development of various stores to accommodate the day to day needs of the permanent and summer population. 

Objective:  Create commercial zone along Glenwood Avenue.

• Goal: Maximize the usage of waterfront areas for the benefit of the residents of the Borough. 

Objective:  Permit single and two family residences, and water-oriented uses in Marine Commercial A zone.

• Goal:  Increase economic viability of water based commercial.

Objective:  Permit restaurants, motels and hotels in Marine Commercial A zone.

• Goal:  Derive maximum benefit from the tourist industry and strengthen the tax base of the Borough.

Objective:  Permit large scale motels, formal restaurants and large scale marinas in undeveloped area that is held in large, single ownerships (Marine Commercial B zone).

Goals and Objectives of the 1982 Re-Examination

• Goal:  Preserve and enhance family-oriented resort character of the community.

Objective:  Reduce development density by prohibiting multi-family and high rise residential development.

Objective:  Restrict development in wetlands.

Objective:  Prohibit commercial development that is incompatible with the existing character of the community.

Objective:  Reduce the size and permitted uses of the commercial district.

Goals and Objectives of the 1996 Re-Examination

• Goal:  Maintain a quiet, family oriented resort community while maximizing the recreation potential of the community.

Objective:  Consolidate two marine commercial zones into one.

Objective:  Restrict non-residential development.

Objective:  Maintain the Town Commercial Zone all along Glenwood Avenue.

Objective:  Protect the large amount of vacant land within the Borough’s Conservation zone.

Goals and Objectives of the 1982 Housing Element

• Goal:  To provide realistic and reasonable opportunity for assistance to low and moderate income families and individuals and their housing needs.

Objective:  Identify code deficient dwellings for rehabilitation.

The current master plan process began in the fall of 2007, with the designation of a Planning Board subcommittee.  Priorities were set and a planning consultant was hired in February 2008.  Discussion on the master plan took place during several public meetings between February and August of 2008.

During the first work session of the Planning Board on February 28, 2008, the following strengths of the Borough were identified:

·   Residential character;

·   Private, quiet;

·   Safe, secure;

·   Family-friendly, fun summer events;

·   Water access and water activities, including beach;

·   Street projects significantly improved flooding;

·   Excellent circulation and utilities;

·   Municipal government is financially sound, fair tax rate;

·   School sending district.

In addition, challenges the Borough faces were also acknowledged.  They included:

·   Lack of convenience store or other neighborhood retail.

·   Lack of public services such as public transportation and postal boxes.

The discussion strengths and challenges helped the group to articulate the Borough’s opportunities, such as:

·   Evaluate zoning designation and permitted uses along undeveloped area of North Drive.

·   Maintain and improve existing recreational facilities.

·   Create design standards to enhance aesthetics of town.

·   Research funding sources to purchase undevelopable lots in conservation zone for facilities such as walkways and wildlife look-outs.

·   Document history.

The next step was to formulate specific goals and objectives based on the strengths, challenges and opportunities.  This effort took place over the months of March, April and May, 2008. 

Previous Borough planning documents, and research and analysis of the planning issues unique to West Wildwood were used in the preparation of this document. 

The Master Plan goals are general and are intended to provide an overall framework for development and preservation, while the objectives provide a more specific means of realizing the stated goals.  In order to effectuate these goals, the formulation and adoption of specific zoning regulations using the ordinance process is required. 

Goals and Objectives of this Master Plan

·         Goal:  Create compatible land uses through appropriate zoning designations.

·         Objective:  Continue all existing zoning districts and permitted uses with the exception of the hotel-motel use currently allowed in the Marine Commercial zone.  The hotel-motel use permitted is incompatible with the surrounding Residential and Conservation zones in regards to character, circulation, density, and the impact on sensitive environmental areas. 

·         Goal:   Raise quality of life for residents, and increase attractiveness to visitors by improving visual environment of the community.

Objective:  Adopt residential design guidelines and standards, as well as landscaping requirements for new residential development.

·         Goal:  Support existing, and encourage new water-dependent uses available to residents and visitors.

Objective:  Continue, and revise as needed, zoning regulations promoting businesses that maximize public access to the Borough’s water resources.

·         Goal:  Meet the retail needs of the residents and visitors and provide a balance of different uses.

Objective:  Increase non-residential uses by allowing mixed use structures within appropriate Town Commercial and Marine Commercial locations.  Typical mixed-use includes retail, personal services, or professional offices on the ground floor, with residential on the upper floors.

·         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:  Energy conservation.

Objective:  Create zoning regulations for appropriately sized and placed alternative energy-producing equipment.

Objective:  Encourage building placement and orientation, landscaping and architectural design that maximizes energy conservation.

·         Goal:  Expand recreational opportunities for residents and visitors.

Objective:  Locate and develop multi-use athletic field(s).

·         Goal:  Maximize protection against flooding from tides and storms.

Objective:  Adopt zoning regulations and other policies consistent with Federal Emergency Management Administration (FEMA) National Flood Insurance Program.

Element 1 Land Use

1.1 Introduction

West Wildwood consists of 220 acres (0.34 square miles) of which 92 acres are water bodies and wetlands.  Of the remaining 128 acres, 17% of parcels and 46% of land area is vacant.  Developed land consists primarily of residential uses (80% of parcels, 49% of land area), as well as ten (10) commercial properties, nine (9) public parcels, two (2) apartment, one (1) church and charitable and three (3) miscellaneous parcels (of which two (2) are residential and one (1) is public).  The seven property categories as designated by the tax assessor’s records, as well as their associated number of parcels and total area are shown in Table 1, Existing Land Uses in West Wildwood.

Existing Land Use by Land Area

Source:  West Wildwood Property Tax Records, 2008

 1.2  Environmental Resources

The Borough of West Wildwood is surrounded on all sides by waterways; Grassy Sound Channel to the north and west, the Wildwood Canal to the east, and Post Creek Basin to the south.  Freshwater and coastal wetlands associated with Grassy Sound are located along the eastern and western sections of the Borough.  The majority of the upland areas of West Wildwood are presently developed with residential dwellings, commercial establishments and marinas.  Areas of undeveloped upland areas, having development potential, exist to the west of North Drive in the vicinity of the old landfill.  The development and redevelopment within the Borough are subject to New Jersey Department of Environmental Protection (NJDEP) CAFRA Regulations (N.J.S.A. 13:19), NJDEP Protection Flood Hazard Area Control Act (N.J.S.A. 58:16A-50), the Wetlands Act of 1970, (N.J.S.A. 13:9A-1), and the New Jersey Freshwater Protection Act (N.J.S.A. 13:9).  Water dependent activities situated water ward of the mean high water line are subject to NJDEP Waterfront Development Law (N.J.S.A. 12:5-3) and the U.S. Army Corps of Engineers Regulations.

1.2.1 Geology

The geology of a particular community is significant to the identification of watersheds, ground water recharge, identification of aquifers, and the evaluation of water supplies. Sediments within this area range in age from Cretaceous to Holocene and can be classified as continental, coastal or marine deposits.  The overlying Quaternary deposits, where present, are basically flat lying. The unconsolidated Coastal Plain deposits, are unconformably underlain by a Pre-Cretaceous basement bedrock complex, which consists primarily of Precambrian and early Paleozoic age rocks.

The main geologic formation in West Wildwood is the Kirkwood-Cohansey formation.  The Kirkwood Formation is made up of gray to tan very fine to medium-grained micaceous sand and quartz.  The Kirkwood aquifer is the principal artesian aquifer within the Kirkwood Formation and the upper artesian aquifer of the Kirkwood Formation is locally productive.   The Cohansey Sand formation is typically a light colored medium to coarse-grained quartzose sand with lenses of silt and clay. Ground water in the Cohansey aquifer is confined in Cape May County. 

1.2.2 Topography and Soils

Elevations in the Borough of West Wildwood range from approximately six to nine feet above sea level.  

In accordance with the Cape May County Soil Survey, three soil types are mapped within the Borough; Urban land-Psamments soil, Psamments sulfidic substratum soil, and Pawcatuck-Transquaking soil. 

The developed portions of the Borough are mapped as Urban land-Psamments soil (USPSAS).  Urban land soils are excessively drained to well-drained, sandy, filled land areas.  The typical soil profile includes sand from the surface to 12 inches, gravelly sand from 24 to 36 inches and coarse sand from 36 to 46 inches.  This soil type is occasionally flooded.  Urban land soil types are mostly covered by streets, parking lots, buildings and other structures. 

Areas adjacent to the canal and to the east of North Drive are mapped as Psamments, sulfidic substratum soils (PstAt).  The Psamments unit is frequently flooded and frequently ponded.  The typical soil profile includes sand from the surface to 12 inches, gravelly sand from 24 to 36 inches and coarse sand from 36 to 46 inches.  This type of soil is associated with tidal marshes and filled marshlands.  PstAt soils have limited development potential as they are typically associated with wetlands.

An area of Pawcatuck-Transquaking soil (PdsAv) is mapped on the western portion of the Borough, adjacent to Grassy Sound.  This series is mapped on brackish estuarine marches along tidally influenced waterways.  The PdsAv series consists of very deep, very poorly drained soils on tidal flats subject to inundation by salt water twice daily.   The subsurface layer is black mucky peat to 22 inches.  Areas mapped as PdsAv within West Wildwood are coastal wetlands areas and are undevelopable. 

1.2.3 Water Quality/Supply

The Borough of West Wildwood is within the New Jersey Coastal Plain aquifer system, and water supply is derived from the confined Kirkwood-Cohansey aquifers. The Kirkwood aquifer is assumed to be non-replenishable.  Recent studies of Cape May County regarding saltwater intrusion indicate that the Kirkwood aquifer has considerable quantities of potable water. 

Fresh, uncontaminated ground water in the New Jersey Coastal Plain is low in dissolved solids, generally less than 150 milligrams per liter (mg/l). Calcium and bicarbonate are usually dominant ions in solution with smaller amounts of sodium, potassium, magnesium sulfate and chloride.  Locally, concentrations of iron and manganese present a problem near the water table because the ground water tends to have a low pH.  These waters are typically treated.  Except for specific parameters (e.g. iron) and contamination incidents, water quality in the artesian ground water system meets or exceeds Federal and State drinking water standards.  

Public water is supplied to the developed areas of the Borough through a local distribution system in connection with Wildwood Water Utility. 

1.2.4    Wetlands

The New Jersey Department of Environmental Protection regulates coastal wetlands through the Wetlands Act of 1970, N.J.S.A. 13:9A-1 et seq., and freshwater wetlands through the New Jersey Freshwater Protection Act, N.J.S.A. 13:9B.  The freshwater wetlands law also protects transition areas, or buffers, adjacent to freshwater wetlands.  Buffers to coastal wetlands areas are applied to development subject to NJDEP CAFRA approvals on a case-by-case basis. 

Coastal and freshwater wetlands areas associated with waterways surrounding the Borough make up approximately 15 to 20 percent of West Wildwood.  Coastal wetlands and/or freshwater wetlands areas are located on properties to the west of North Avenue in the vicinity of the old landfill, to the east of parcels located on 26^th Street and at the terminus of 26^th Street.  

Wetlands and their associated transition areas are protected by the New Jersey Department of Environmental Protection for their ecological contributions including; flood and erosion control, natural drainage characteristics, filtering of pollutants, and wildlife habitat value.   New development within the Borough in the vicinity of wetlands must be evaluated to determine the extent of uplands areas outside of wetlands or wetlands buffers. 

1.2.5 Wildlife

The majority of the upland area within the Borough of West Wildwood is presently developed, with little vegetation and water areas necessary to support an abundance of wildlife.  Wildlife species inhabit the wetlands and buffer areas associated with the surrounding waterways.  In particular, it should be noted that the NJDEP Landscape Project Mapping provides information on threatened and endangered species habitats for the Borough of West Wildwood.  The mapped wetlands in the Borough are on the NJDEP Landscape Project Map as supporting nesting and foraging habitats for species including black-crowned night heron, osprey, yellow-crowned night heron, black skimmer and least tern.  Development of endangered or threatened wildlife species habitat is prohibited by the NJDEP unless it can be demonstrated that the identified habitat would not be directly impacted through direct or secondary impacts.  

1.2.6    Flood Hazard Area Control Act Rules

The entire Borough of West Wildwood lies within a Flood Zone A6, with a base flood elevation of 10.  Areas mapped as Flood Zone A are subject to a one percent or greater annual chance of flooding in any given year according to the Federal Emergency Management Agency (FEMA).  Base flood elevations are derived from FEMA through complex hydraulic analyses. 

The Borough is within an area defined by the New Jersey Department of Environmental Protection as a tidal flood hazard area.  A tidal flood hazard area is an area in which the flood hazard area design flood elevation is governed by tidal flooding from the Atlantic Ocean.

On November 5, 2007, the NJDEP adopted the Flood Hazard Control Act Rules (NJAC 7:13 et seq.).  These rules set forth requirements regulating disturbance to land and vegetation within the flood hazard area of a regulated waterway. The alteration of topography through excavation, grading and/or placement of fill, the clearing, cutting and/or removal of vegetation in a riparian zone, the creation of impervious surface, the storage of unsecured material, the construction, reconstruction and/or enlargement of a structure, and the conversion of a building into a private residence or a public building are presently regulated by the NJDEP Flood Rules.  Development or redevelopment projects within the Borough must include a determination of the applicability of the recent flood regulations.

FEMA Community Rating System (http://www.fema.gov/business/nfip/crs.shtm) “The National Flood Insurance Program's (NFIP) Community Rating System (CRS) is a voluntary incentive program that recognizes and encourages community floodplain management activities that exceed the minimum NFIP requirements.

As a result, flood insurance premium rates are discounted to reflect the reduced flood risk resulting from the community actions meeting the three goals of the CRS:

·   Reduce flood losses;

·   Facilitate accurate insurance rating; and

·   Promote the awareness of flood insurance.

For CRS participating communities, flood insurance premium rates are discounted in increments of 5%; i.e., a Class 1 community would receive a 45% premium discount, while a Class 9 community would receive a 5% discount (a Class 10 is not participating in the CRS and receives no discount). The CRS classes for local communities are based on 18 creditable activities, organized under four categories:

·   Public Information,

·   Mapping and Regulations,

·   Flood Damage Reduction, and

·   Flood Preparedness.”

The Borough’s goal is to reach the highest rating possible to provide flood insurance premium reductions to property owners.

1.2.7    Development Potential

1.2.7.1 Area of Old Landfill and to the West of North Drive 

This is the area of greatest development potential in terms of upland and vacant land.  There are areas of upland outside of the freshwater wetlands and wetlands buffer areas.  Properties appear to be over 150 feet from mean high water line, therefore CAFRA would only apply to projects greater than 24 units.  Flood Hazard Rules would apply to any development.  Proper capping of the landfill would need to be completed before any development takes place.

1.2.7.2 Area of Twenty-Sixth Street

Entire area would be subject to CAFRA review, even for single family;  Upland area limited to presently developed areas to the west of 26^th Street, remainder is either coastal or freshwater wetlands.

NJDEP CAFRA permits single family dwellings and duplexes, but encourages water-dependant uses. Maritime activity, commercial fishing, public waterfront recreation and marinas are examples of water dependent uses.

Flood Hazard Rules would apply to any development.

1.3  Zoning

The Land Development Ordinance of the Borough of West Wildwood regulates the use of lands; the location, height and bulk of buildings and structures; yard, open space, and parking requirements; density of population.  It also establishes zoning districts, rules and regulations for subdivision of land; and establishes a combined Planning Board and Zoning Board of Adjustment.

There are four zoning districts in the Borough, Residential (R), Town Commercial (T-C), Marine Commercial (M-C) and Conservation (C).  Below are the permitted uses and associated parcels and areas.

The current zoning districts and permitted uses are consistent with the goals of this Master Plan, with the exception of the undeveloped areas in the Marine Commercial District west of North Drive.   

Table 2:     Zoning Districts

Source:  West Wildwood Tax Property Records and Land Development Ordinance

Table 3 shows “Area and Bulk Requirements” for the residential and commercial districts:   

TABLE 3 Area and Bulk Requirements

*4’ minimum                           **bfe = base flood elevation                         

Source:  West Wildwood Land Development Ordinance

1.3.1 Residential Zone

The residential zone is the most predominant district in the Borough.  It has the most parcels and land area of the four zoning districts. Throughout the residential zones there is a variety of structures.  Dozens of new, larger, residential structures are intermixed with cottages and bungalows of the early 1900s, as well as newer one and two story modular homes.  There also exist two and three family dwellings, as well as one 24-unit condominium complex.  Vacant lots are interspersed throughout the zone. 

Current zoning allows single family and two family homes, as well as public uses in the Residential zone.

Residential Goals and Objectives

·         Goal:   Raise quality of life for residents, and increase attractiveness to visitors by improving visual environment of the community.

·         Objective:  Adopt residential design guidelines and standards for all development that promotes architectural features rather than sheer walls.

·         Objective:  Create landscaping requirements for new residential development.

·         Objective:  Encourage garage doors to be set back in the façade of the building for aesthetics and to insure cars do not block pedestrian access.

·         Objective:  Prohibit exact elevations (facades) and exterior color schemes on adjacent properties.

·         Objective:  Adopt zoning regulations that are consistent with New Jersey Department of Community Affairs Residential Site Improvement Standards for parking.

·         Objective:  Consider zoning regulations that limit building mass.

·         Objective:  Provide zoning incentives for front porches, such as only counting a percentage toward building coverage.