Colts Neck Master Plan Goals

The basic objective of the Master Plan is to establish reasonable goals which will
(A) provide a balance between strengthening the remaining agriculturale uses in the community andwhile accommodating additional low density housing and limited commercial development;
(B) created with design options that will preserve the scenic, rural, open space character of the Township; and
(C) and assuring the adequacy of public services to serve the future population.
These principles guiding the formulation of these goals would include such things as a commitment to the preservation of open space preservation, recognition of the importance of providing civic infrastructure such as school sites, emergency services, public works, and Township administrative services, the need to protect environmentally sensitive areas, the importance of maintaining high standards for engineered systems such as a safe and serviceable road network and adequate on-site wells and septic systems, and the need for overall design standards that enhance the compatability of permitted land useswhile continuing to guide new development so as to protect environmentally sensitive areas, establish appropriate street standards, assure adequate on-site wells and septic systems, and design compatible land uses. Within this framework, the following goals are established:
l. Character of Area.
A basic goal is to preserve the combination of open space, agriculture, and well buffered, low density housing that isare the cornerstone of the rural, scenic character that exists in the Township. When development does occur, whether residential or non-residential, it should be designed to maximize the appearance of open space by using existing topography, various landscaping and planting techniques, cluster and lot size averaging designs, and open space dedications. Because the Township has experienced pressure for larger homes, care must be taken to avoid the appearance of over developing lots in order to maintain the character of residential neighborhoods. Larger buildings should require larger lots, or larger setbacks, or both.
2. Agriculture and Open Space.
Another goal is to preserve opportunities for commercial farming. Agricultural preservation should be encouraged in those areas where there are major blocks of contiguous agricultural land. All of Colts NeckÕs land area now in agriculture use has the designation of Òenvironmentally sensitive agricultureÓ areas in the State Development and Redevelopment Plan. The lot size averaging techniques permitted in the zoning regulations should be continued in an effort to preserve large contiguous tracts for agriculture. As part of the agricultural efforts, the continuation of crop production and the breeding and training of horses should be encouraged. Appropriate Òbest management practicesÓ should be used in order to protect water quality in the watersheds. The Plan therefore encourages growth in the agricultural support services in the commercial and agricultural zonedistricts, or as minor accessory uses on a farm. The intent of establishing very low residential densities in the "AG" ZoneDistrict is to minimize the loss of farmland and to minimize the conflicts between farming operations and suburban housing. Where the continuation of agriculture may not be a long term interest to the owner, the Master Plan recommends that the Township favorably consider assumingtaking title to any large tracts preserved under the lot size averaging techniques in order to better assure the long-term preservation of these areas, whether leased back for farming or maintained as permanent open space. A goal is to preserve and expand the existing network of open space consistent with the State Development and Redevelopment PlanÕs various agriculture and environmentally sensitive designations.
3. Environment.
It is a goal that new development avoid environmentally critical areas such as slopes greater than 15%, or floodplains, or wetlands and related transition areas. Environmentally critical areas should be retained for their natural functions while also serving as buffer areas between residences and either farming or commercial activities, and as adjuncts to farming operations such as pastures and irrigation. If environmentally critical areas are encroached upon in exceptional cases, the intrusion should be minimal and the design features should incorporate methods to deal with the natural limitations. Flexible zoning provisions such as cluster designs and lot size averaging should be used to assist in avoiding encroachments into these types of critical areas and preventing new housing from crowding agricultural operations. It is also a goal to establish a better sensitivity to other environmental pollution such as noise, excessive lighting, odors, and air and water borne pollutants.
4. Housing.
While retaining the opportunity for agriculture, the Plan also establishes goals for the opportunity to develop housing types that will serve all age groups, economic segments, and family sizes. The area of higher density housing is in the southwestern corner of the Township complying with the Court's 1986 Judgment of Compliance and Repose. The major portion of this area of high density housing has already been developed and is the major portion of the overall affordable housing program that also includes a program to rehabilitate housing having code deficiencies, and providing low/moderate income housing on farms for farm employees. Elsewhere, housing development is expected to be detached single family homes served by on-site wells and septic systems. The pattern of single family housing has changed in recent years with larger homes being constructed. Because a number of these larger homes have been proposed on the smaller, clustered lot areas, the appearance of overbuilding a lot has emerged in a variety of ways as visual, aesthetic and environmental concerns. It is therefore a goal to establish controls that will allow choices in housing sizes, styles and location, but to incorporate in these controls the basic principle that larger homes require larger lots and larger setbacks.
5. Capacity of On-Site Systems.
It is a goal to have residential and non-residential development alike be restricted to lot sizes and either density or floor area ratio limits based in part on conservative estimates of ground water resources and the ability of the soil to sustain on-lot sewage disposal. In some instances this might require larger lots, or lower densities, or lower floor area ratios, than permitted under the zoning regulations. If that is the case, it is expected that the on-site conditions will control and that what is permitted under the zoning regulations will not be able to be achieved.
6. Limiting Utility Services Areas.
The Plan has a goal of limiting the location of utility services areas to the location of the more dense housing in the southwestern corner of the Township. The public water and sewer services are intended to be limited to this designated area and are not intended to be extended beyond what is needed to serve the low and moderate income housing in this southwestern area. This goal is consistent with the County and State Plans which seek to direct more intense development to the more urban and developed corridors either along the coast to the east of Colts Neck, or the Route 9 corridor to the west.
7. Other Public Facilities and Services.
It is a goal to provide public services and resources consistent with the type and character of development anticipated by this Master Plan. These services include schools, open space, recreation, emergency service facilities, the municipal complex, public works, and the preservation of environmentally sensitive areas.
8. Street System.
It is a goal to anticipate limited improvements to the basic street system. The overall goal is to create a convenient circulation system sufficient to accommodate the anticipated development, but to avoid designing developments in a way that creates frequent disruptions along the major streets. It is a goal to minimize the number of intersections along the major street system, including driveways from homes, access to businesses, and the number of new street intersections. It is a goal to have development along major streets designed with controlled access so that individual properties access a street with a "local" street classification. Residential lots abutting these major roads should continue to have extra lot depth to provide a berm and dense landscaping as a buffer area and as a means of continuing the Township's policy of minimizing the appearance of development and maximizing the appearance of open space. With a consistent reverse frontage design, the major roads then need not be excessively wide thereby retaining a 2-lane road system compatible with the rural, scenic character of the Township. It is anticipated that certain intersections will require widening in order to channel traffic into separate lanes for left turns, right turns, and through traffic. In particular, it is intended that the intersection of Route 34 and Route 537 be improved, and that frontage along both these highways be planned for controlled access according to a plan coordinated under the policies of the Township, County and State. Local streets shall maintain the minimum 50 foot right-of-way, but alternatives for narrower pavement widths in conjunction with off-street parking may be considered.
9. Commercial and Business Services.
It is a goal to contain commercial services in the established corridor along Route 34 and the historic business area on Route 537 west of Route 34 with its smaller lots and buildings often located close to the road. The services are expected to continue the convenience and highway-oriented services. Site plans, traffic flow, and architectural design will facilitate a combination of safety and convenience of access with the appearance of open space and Òsmall town ambianceÓ. Department stores, large warehouse-type retail establishments, automotive dealerships, lumber yards, etc. are to be prohibited while community support and convenience businesses including pharmacies, food stores, restaurants (excluding fast food outlets), wine and liquor stores, hardware, lawn and garden supplies, specialty shops, boutiques, beauty parlors, barbers, decorators, jewelers, bookstores, etc. are permitted. As part of this 1996 Plan, the southern portion of Route 34 has been set forth in concept. The goals include controlling access to Route 34, coordinating driveways and parking areas among adjacent properties as a means of gradually reducing the number of existing access points to Route 34, developing an interior street system giving access to rear portions of deep lots, controlling the intensity of development, minimizing the visual impact of signage, maximizing the visual impact of plantings and other landscaping features, and realizing development that is sensitive to the environmental conditions of this area. A mix of modest sized office and retail businesses is expected as set forth above. Regional shopping facilities are not anticipated in the Route 34 corridor. These larger and more intense services are intended to be met in the regional shopping facilities in Freehold, Matawan, Middletown, Eatontown, and Ocean. It is proposed that the one existing Business Zonebusiness zone be divided into several different business zones in order to better reflect the different characteristics along the highway.
10. Employment. Major employment opportunities are not a goal in Colts Neck. The civilian jobs at N.W.S. Earle, the jobs generated from the commercial services (a majority of which have historically been part-time jobs for students), and the employment offered by the horse and agriculture industry are expected to continue as the primary sources of employment in the Township. As such, the employment base is small and scattered. The major concentration of jobs is in surrounding communities.
11. Basis for Zoning. Another goal is to use the Land Use Element and Housing Element to review future applications for development, serve as a guide for zoning, and be the basis for the next six-year review of the Master Plan and Development Regulations Ordinance.

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