Planning Board Considers Revisions to Manchester's Master Plan

The suggested amendments to Manchester's Master Plan presented at the township planning board's regular monthly meeting received enough alterations by the body that an expected public hearing on the document was delayed until December so that the changes can be placed on file. 

Andy Thomas of Thomas Planning Associates presented the amendments to the land use and population sections of the township Master Plan at the Nov. 7 meeting. Although Thomas' report recommends zoning the abandoned asphalt plant along Route 37 for multi-family residential use, the came to the decision that the area would be better suited as a commercial zone once refurbished. 

"Quite frankly, if the area is in remediation, I have a problem with putting housing in there as opposed to a commercial development," said board member Donald Czekanski. "I think that commercial would be more in keeping with what's there on [Route] 37."

Board attorney Edward Liston agreed.

"It may not be an appropriate place for multi-family housing because of what has been going on there," he said, adding that petrochemicals are commonly used at asphalt plants. "Perhaps it should be classified as commercial until we have a better handle on how it's been cleaned up."

The board members said that they are uncertain of how long it will take for remediation at the site to be completed.

Because of the changes, the board voted to carry the plan until the Dec. 5 regular meeting, when a public hearing will be held. The revised report must be on file with the township at least 10 days before the hearing.

Changes in land use include having four multifamily zones in the township — the existing Briar Hill apartments and Beckerville Village. The aforementioned asphalt plant on Route 37 and 51 acres of land across from the municipal complex in the town center were also recommended for for multi-family housing as an option in an underlying commercial zone, Thomas said.

Pinelands Forest Area-Receiving (PFA-R) zones were also updated to reflect mandatory changes adopted in 2009 by the New Jersey Pinelands Commission which provide for the clustering of residential developments on one acre lots when two or more units are proposed, leading to a density of one unity per 20 acres, Thomas said. 

Some areas surrounding Roosevelt City are proposed to be changed from PFA-Sending to PFA-R zones. According to the Pinelands Commission, this means that the township will be able to "use Density Transfer Programs to direct development to particular 'receiving' areas, while protecting more sensitive 'sending' areas."

Thomas said that the alterations to the plan — the most current version of which is dated March 30, 2010 — came after consideration of recently released 2010 U.S. Census data. 

Ocean County grew at a rate of 12.8 percent since the 2000 census was conducted, the second highest rate in New Jersey behind Gloucester. Manchester has grown by 4,142 residents, bringing the township's total population to 43,070, a 10.6 percent increase from 2000. 

The median age in Manchester, which had steadily climbed since the 1970s, saw a drop to 65.1 years old in the 2010 data, down from 67.1 in 2000. 

Certificates of Occupancy have decreased as economic conditions deteriorated, according to Thomas. In 2004, 348 certificates were issues. In 2008, that number was 60, and in 2010, it had dropped to 50. 

The board also gave its approval to amendments to Chapter 245 of the township's land use and development code, which was introduced on first reading by the township council during its Oct. 24 meeting in order to bring Manchester into compliance with Pinelands Comprehensive Management Plan amendments. The council is expected to have a second reading and consider public comment before voting on the changes at its Nov. 14 meeting, 6 p.m. at the municipal complex.