Master Plan
Wantage Township
Sussex County, New Jersey
February 26, 2003
Revised May 10, 2003
Prepared By: David R. Troast, L.L.C.
This report has been signed and sealed in the original in accordance with N.J.A.C. 13:41 – 1.3
_____________________
David R. Troast, P.P., A.I.C.P., C.L.A.
LI005150, AS00621
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David R. Troast, L.L.C.
Consulting Professional Planner & Landscape Architect
Telephone (201) 280-9350
53 Ninth Avenue
Hawthorne, NJ 07506-1749
Wantage Township
Master Plan
Wantage Township
Sussex County, New Jersey
Adopted March 2003
Prepared by David R. Troast, P.P., A.I.C.P., C.L.A.
In association with
Harold E. Pellow & Associates, INC.
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Wantage Township Land Use Board:
Members:
James Smith-Chairman
Joanne Kanapinski-Secretary
Richard Sytsema-Councilman
Larry Bono
Glen Corrigan
Fred Hough
Arthur Jacobs
Ronald Slate
Alternate Members:
Michael Cecchini
Steve Coleman
Parker Space
Diane Keary
Att.#1
Att.#2
Att.#3
Att.#4
Professional Staff:
Glen Kienz, Esq.-Land Use Board Attorney
Harold E. Pellow, P.E., L.S., P.P-Township Engineer
Jason Dunn, C.L.A.
David R. Troast, P.P., A.I.C.P., C.L.A.- Consulting Professional Planner
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Executive Summary:
The Township Committee and the Land Use Board have prepared this comprehensive
Master Plan to build upon the established firm foundation of their fore fathers and
mothers. The “Essence” of Wantage Township is rooted in the rolling farmland, natural
landscape and in the historic Hamlets of Beemerville, Colesville, Quarryville and
Libertyville.
The farm community has survived many changes in the economy and climate and still
provides a unique way of life for those with a passion for producing fruit from the earth.
There has been over 3,000 acres of farmland preserved, which is one of highest
concentrations in the state. The Master Plan encourages and provides opportunities to
empower the farming community by promoting a regional village center based on the
farm economy. Farming can remain a viable industry in Wantage Township with a strong
local commitment and financial assistance from the county, state and federal
governments.
Wantage Township has 5,765 acres or 12.9% of its land in government ownership. The
“Environs” of Wantage contain some of the most beautiful and treasured landscapes and
environmentally sensitive areas in the Highlands Region of the state. The Goals and
Objectives of the Master Plan promote “smart growth” techniques to manage appropriate
development in the right places and preserve the natural landscapes, rural character and
environmental resources of national and state significance.
The historic Hamlets, have provided in the past and will provide in the present and future,
opportunities for local commerce, community identity and community spirit. The Master
Plan designates these areas for future growth and redevelopment to meet the demands for
commerce and housing, while establishing sustainable and livable communities of place.
Previous and current residents of Wantage Township have toiled and volunteered many
hours in bringing success and proper planning to mold and form the “Essence” of
Wantage today. The challenge for the current stakeholders of Wantage Township is
balancing the desire to preserve the past and the need to meet the changes of the future.
This is accomplished by appropriately planning for development and preservation. This
Master Plan is presented to the residents of Wantage as tool to promote and preserve the
“Essence” of Wantage Township in Sussex County for current and future generations.
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Table of Contents
Section 1.00 Introduction
Section 2.00 Legal Requirements
2.01 Municipal Land Use Law
Section 3.00 Goals and Objectives
3.01 Introduction
3.02 Goals
3.03 Objectives: Land Use Element
3.04 Objectives: Housing Element
3.05 Objectives: Resource Conservation Element
3.06 Objectives: Circulation Element
3.07 Objectives: Community Design Element
Section 4.00 Land Use Element
4.01 Community Character
4.02 Sussex County Planning
Regional Map
4.03 New Jersey Development and Redevelopment Plan Regional Map
4.04 Existing Land Use Plan
4.04-1 Single Family Residential Low Density
4.04-2 Single Family Residential Medium Density
4.04-3 Highway Commercial
4.04-4 Neighborhood Commercial/Residential Commercial
4.04-5 Industrial and Light Industrial
4.04-6 Airport Hazard Zone
4.04-7 Government Use
4.04-8 Farmland/Agriculture
Existing Land Use Plan and Zone Plan
4.05 Adjacent Communities: Existing Zoning Existing Land Use Plan
4.06 Land Use Plan
4.06-1 Sussex Borough Historic Center
4.06-2 Corridor/Node Development State Highway 23 & Plan
4.06-3 Beemerville Hamlet & Plan
4.06-4 Colesville Hamlet & Plan
4.06-5 McCoy’s Corner Village & Plan
4.06-6 Farm Enterprise and Government Services Village & Plan
4.06-7 Environs
4.07 Residential Build-out Analysis
4.07-1 Existing Residential Build-out Analysis
4.07-2 Land Use Plan Residential Build-out
Proposed Land Use Plan
Section 5.00 Housing Element
5.01 Purpose
5.02 Introduction
5.03 Existing Housing Status
5.04 Affordable Housing Inventory
5.05 Housing Condition
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5.06 Demographic Characteristics
5.07 Population Composition by Age
5.08 Household Size
5.09 Household Income
5.10 Employment Characteristics
5.11 Proposed Housing Plan Housing Plan
5.12 Conclusion
Section 6.00 Resource Inventory Element
6.01 Surficial Geology
6.02 Surface Hydrology
6.03 Subsurface Geology
6.04 Aquifer and Groundwater Recharge
6.05 Building Constraints
6.06 National Wetlands Inventory/Wantage
Section 7.00 Circulation Element
7.01 Roadway Classification
7.02 Roadway Classification Analysis
7.03 Township Road System
7.04 Traffic Development Districts
7.05 Other Modes of Transportation Traffic Development Districts Plan
Section 8.00 Community Design Element
8.01 Purpose
8.02 Commercial and Industrial Requirements
8.03 Residential Design Standards
Section 9.00 Master Plan Recommendations
9.01 Land Use Element
9.02 Housing Element
9.03 Resource Conservation Element
9.04 Circulation Element
9.05 Community Design Element
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SECTIONS 1 & 2
Introduction
Legal Requirements
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1.00 Introduction
The Master Plan is a comprehensive guide for future development and redevelopment
based on public health and safety and general welfare within a community. The plan
considers many factors impacting the community with the focus on physical, social,
economic, service and the aesthetic needs of the community. The entire community is
considered with respect to the different elements. The purpose of the Master Plan is to
consider the future impacts of development within a planning process to establish Smart
Growth Policies, Standards and Plans that will balance and manage the growth issues
facing the Township of Wantage.
2.00 Legal Requirements
The New Jersey Municipal Land Use Law (MLUL) establishes the legal requirements for
a Municipal Master Plan (NJSA 40:55D-28). Each community is required by law to
have a current Master Plan in place to permit the municipality to maintain zoning
ordinances in the community. The following is a summary of the requirements of the
Master Plan.
1. Preparation and Adoption: The preparation of a Municipal Master Plan is the
responsibility of the local Land Use Board. The plan guides the use of lands within the
municipality to protect the public health and safety and promote the general welfare in
the community. The plan may be adopted or amended by the Land Use Board only after
a public hearing, which has been properly noticed in the newspaper of local circulation.
The plan must be reviewed at a minimum of once every six years. The re-examination
report must include the evaluation of the goals and objectives, concepts, proposals, and
zoning variances granted.
2. Required Contents:
A. The Master Plan shall include a statement of Goals and
Objectives, which is the basis for all analysis and plan proposals.
B. A Land Use Plan is required showing the natural conditions,
extent and intensity of various types of existing and future land
uses. The plan must also show existing or proposed airports
and airport hazard areas. A description of the proposed land uses
including the recommended population density and/or development
intensity is required.
C. A Policy Statement is required to indicate the relationship of the
proposals within the Master Plan and the adjacent communities,
County Plan and State Plan.
D. A Housing Element is required as detailed under section
N.J.S.A. 40:55D-62.
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E. The Master Plan may include the following elements to outline
the proposals and demonstrate the interrelationships in the contents
of the Land Use Plan and Housing Plan: Circulation Plan, Utility
Plan, Community Facilities Plan, Recreation Plan, Conservation
Plan, Economic Plan, Historic Preservation Plan and Recycling
Plan.
3. The Master Plan approved by the Land Use Board provides the Township
Council and the community with the legal basis to control future development and
redevelopment by the following methods with further details under (N.J.S.A.
40:55D-38, contents of an ordinance):
A. All of the provisions of a Zoning Ordinance or any amendment
or revision shall be either substantially consistent with the
Land Use Element of the Master Plan or designed to effectuate
such planned element (N.J.S.A. 40:55D-62).
B. The municipality may control the location and design of new
streets created by subdivision or site plan approval to conform with
the provisions of the Circulation Plan Element of the Master Plan
(N.J.S.A. 40:55D-38B2).
C. Whenever a governing body or public agency proposes to
spend public funds, incidental to the location, character or extent of
the capital project, such proposal must be referred to the Planning
Board for review and recommendation. No action shall be taken
without such recommendation or until 45 days have elapsed
(N.J.S.A. 40:55D-31).
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2.01
Municipal Land Use Law (MLUL) Article 1. General Provisions.
The MLUL is the State Statute governing land use in the State of the New Jersey.
The Purposes of the Act provide the foundation for the Master Plan.
40:55D-1. Short Title. This Act may be cited and referred to as the “Municipal
Land Use Law.”
40:55D-2. Purpose of the act. It is the intent and purpose of this Act:
a. To encourage municipal action to guide the appropriate use or
development of all lands in this State, in a manner which will promote the public
health, safety, morals, and general welfare;
b. To secure safety from fire, flood, panic and other natural and manmade disasters;
c. To provide adequate light, air and open space;
d. To ensure that the development of individual municipalities does not
conflict with the development and general welfare of neighboring municipalities,
the County and the State as a whole;
e. To promote the establishment of appropriate population densities and
concentrations that will contribute to the well-being of persons, neighborhoods,
communities and regions and preservation of the environment;
f. To encourage the appropriate and efficient expenditure of public funds
by the coordination of public development with land use policies;
g. To provide sufficient space in appropriate locations for a variety of
agricultural, residential, recreational, commercial and industrial uses and open
space, both public and private, according to their respective environmental
requirements in order to meet the needs of all New Jersey citizens;
h. To encourage the location and design of transportation routes which
will promote the free flow of traffic while discouraging location of such facilities
and routes which result in congestion or blight;
i. To promote a desirable visual environment through creative
development techniques and good civic design and arrangements;
j. To promote the conservation of historic sites and districts, open space,
energy resources and valuable natural resources in the State and to prevent urban
sprawl and degradation of the environment through improper use of land;
k. To encourage planned unit developments which incorporate the best
features of design and relate the type, design, and layout of residential
commercial, industrial and recreational development to the particular site;
l. To encourage senior citizen housing construction;
m. To encourage coordination of the various public and private
procedures and activities shaping land development with a view of lessening the
cost of such development and to the more efficient use of land;
n. To promote utilization of renewable energy resources; and
o. To promote the maximum practicable recovery and recycling or
recyclable materials from municipal solid waste through the use of planning
practices designed to incorporate the State Recycling Plan goals and to
complement municipal recycling programs.
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SECTION 3
Goals and Objectives
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3.00 Goals and Objectives
3.01
Introduction:
The Municipal Land Use Law of New Jersey requires a statement of goals and objectives
in all municipal Master Plans. The Master Plan Elements provide the means to
accomplish the goals and objectives established by the Plan. The purpose of this Element
is to provide a framework to establish “Smart Growth Policies” to guide future
development and to protect the existing natural and built environments of the Township.
Objectives will be established for each Element of the Master Plan.
3.02
Goals:
The following Goals have been based on the previous Master Plan, other related planning
studies and discussions with the Land Use Board.
1. Preserve the Township’s natural resources and ecological balance within the
context of permitting appropriate development based on sound planning and
engineering principles by utilizing resource and conservation information.
2. Maintain the rural character of Wantage Township.
3. Maintain a sound fiscal balance by managing residential and commercial growth.
4. Preserve the farmland around the existing concentration of protected farms to
support the farm economy and to enhance the rural character of Wantage
Township.
5. Maintain existing and establish new community and recreation facilities and
services to ensure a high quality of life for current and future residents.
6. Establish appropriate land uses around the existing Center of Sussex Borough to
enhance the local retail, office and service uses of the region for the citizens of
Wantage.
7. Re-establish the existing Hamlets to provide convenient neighborhood retail and
service uses to the local residents.
8. Establish densities of development that protect the integrity of surface water and
ground water quality and quantity.
9. Provide a range of housing types for residents of all ages and income levels with
higher density and new affordable housing in “planned centers”.
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10. Encourage transportation improvements in the existing development corridors to
develop gateways into Wantage to enhance the character and to permit the free
flow traffic and to reduce congestion.
11. Encourage resource recovery and recycling of materials consistent with the State
laws.
12. Promote the conservation and the utilization of the historic resources of the
Township.
13. Ensure that the planning concepts of the Master Plan are consistent and
compatible with the plans of the adjacent municipalities, Sussex County and the
State Redevelopment and Development Plan of New Jersey.
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3.03
Objectives: Land Use Element:
Residential Development:
1.
Encourage cluster residential development to minimize environmental impacts,
preserve farmland, secure or control land as open space and minimize future
infrastructure maintenance.
2.
Provide a variety of housing opportunities for all income levels consistent with
the Housing Element.
3.
Establish housing densities that relate to the carrying capacity of the land, ambient
air standards, water quality and quantity standards, infrastructure, roads, and
utilities by promoting resource protection, housing alternatives and interconnected
greenways.
4.
Preserve the natural features of the Township including the rolling, wooded
hill-sides, rock outcroppings, ridge-lines, wetlands, and forested areas.
5.
Discourage development along ridge-lines and steeply sloped areas to preserve
the visual rural environment.
Nonresidential Development:
1.
Concentrate nonresidential land uses with access to county or state roadways by
consolidating entrances and curb cuts at planned locations.
2.
Establish a unified development approach for land adjacent to Sussex Borough to
promote proper expansion of the existing Center.
3.
Develop specific land use plans for the existing Hamlets.
4.
Establish design standards for development to reduce conflicts between land uses
and to promote the rural community character of the Township.
5.
Discourage strip commercial development along major corridors by the use of
clustered building arrangements, common driveways, orientation of parking areas
and other design techniques.
6.
Maintain the rural and farming character of the Township.
7.
Preserve the natural features of the Township including the rolling, wooded
hillsides, rock outcroppings, ridge-lines, wetlands, and forested areas.
8.
Discourage development along ridgelines and steeply sloped areas to preserve the
visual rural environment.
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Farmland, Government Land and Open Space
1.
Preserve the natural mountain ridge-lines to protect the scenic views and vistas in
Wantage Township.
2.
Protect and preserve identified exceptional valued land for surface and ground
water recharge, threatened and endangered species’ habitats, high valued
wetlands, steep sloped areas and large forested land areas.
3.
Establish and maintain natural greenways to link animal and bird migratory
routes.
4.
Encourage the preservation of farmland through the State and County easement
purchase programs to be complementary to the Land Use Plan of the Municipal
Master Plan.
5.
Preserve Wantage’s historic structures, specifically the old farm houses, barns and
other rural structures scattered across the countryside.
6.
Ensure adequate open space and recreational lands for the citizens of Wantage
Township.
7.
Establish greenways for walking and bicycle riding to link the Sussex Borough
Center and existing Hamlets in the Township and surrounding municipalities.
Utilize existing trails, railroad easements and natural stream corridors to
interconnect the uses.
8.
Recommend planned cluster development to preserve critical land for farming,
environmental protection and recreation.
9.
Identify environmentally sensitive and prime agricultural land under development
pressure.
10.
Establish a Farm Enterprise Zone to provide opportunities to insure the viability
for future farming.
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3.04
Objectives: Housing Element:
1.
Provide for a variety of housing opportunities for all income levels in the
“existing hamlets and planned centers” in conjunction with public transportation.
2.
Provide densities or forms of housing development consistent with the State Plan
by examining the impacts on the natural environment.
3.
Provide housing opportunities for the senior community.
4.
Establish a housing rehabilitation program to improve the existing housing stock
owned by income eligible residents.
5.
Prepare a Fair Share/Housing Plan to meet the mandated affordable housing
obligation as assigned by the Council on Affordable Housing
3.05
Objectives: Resource Conservation Element:
1.
Identify environmentally sensitive areas such as wetlands, stream corridors, steep
slopes, flood plains, poor soils, etc.
2.
Encourage development that preserves the natural landscape and features, and
protects against potential drainage problems.
3.
Encourage proper soil erosion and sediment control practices to protect water
quality.
4.
Develop standards to promote cluster development in the appropriate areas on the
least restricted lands to preserve open space and to protect the environment.
5.
Preserve contiguous forested lands to maintain the rural character and wildlife
habitat through greenway planning.
6.
Examine residential densities and provide adjustments to avoid environmental
degradation and to protect the rural character.
7.
Landscaping in a disturbed area adjacent to environmentally sensitive areas
should be replanted with indigenous plant material.
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3.07
Objectives: Circulation Element:
1.
Traffic impacts from new development should be mitigated by the developer.
2.
Public transportation facilities should be encouraged in the area surrounding the
Borough of Sussex and the planned Hamlets.
3.
Walkways and bikeways should be considered in developments to establish
greenways/connections to the “existing hamlets”, “planned centers” and the
Sussex Borough Center.
4.
Relate and analyze the existing residential housing density, peak traffic demands
and ambient air standards.
3.08
Objectives: Community Design Element:
1.
Maintain a residential scale and a rural character in the “Planned Centers”.
2.
Promote a sense of entry and arrival into Wantage Township along Route 23,
Route 284, County Route 565 and in each “Planned Center”
3.
Develop design guidelines to promote the desired scale and character of
commercial and multi-family development along Route 23 and in the “Planned
Centers.”
4.
Preserve the natural features of the “Environs” in Wantage Township such as the
rolling hillsides, wetlands, forested areas, ridgelines, steeply sloped areas and
view corridors.
5.
Preserve the rural farm character, which has established the historical identity of
Wantage Township including farmhouses, barns, silos, other structures and farm
fields.
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SECTION 4
Land Use Element
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4.00 Land Use Element
The purpose of the Land Use Element is to establish policies to guide the future
development and redevelopment of Wantage Township. The first step in the process is to
divide all property into land use categories or districts, creating a current Existing Land
Use Plan. The proposed Land Use Plan is formulated by combining the Existing land Use
Plan, the Goals and Objectives and other Master Plan Elements. The Plan will guide the
decision-making process relating to land use, development, redevelopment, housing,
commercial and industrial development, resource conservation, open space preservation,
utilities, roads, traffic safety, schools, historic preservation, recreation and community
facilities.
4.01 Community Character
Wantage Township is a rural community with picturesque farms on rolling hills in Sussex
County in northwestern New Jersey. The land area of the Township is 69.7 square miles
or 44,608 acres. The Township surrounds Sussex Borough an existing Center, which
provides a central gathering place. There are several existing Hamlets, which are located
at major historic crossroads that serve the rural residential areas and the surrounding
farms. The existing Hamlets are Beemerville, Colesville, Quarryville and Libertyville.
All the Hamlets are currently not viable Centers. Beermerville and Colesville have the
greatest potential for revitalization and redevelopment.
The land use character is predominately rural residential and farming around Sussex
Borough and the existing Hamlets with commercial and industrial uses along the major
roadways. Route 23, Route 284 and various county roads form the transportation network
in the community. The Township lacks defined entrance points or gateways into the
community.
The Township is located in the Highlands Providence, which is designated as an area of
“Special Concern” by the State Planning Commission. The Wallkill River forms the
eastern boundary with Vernon Township and Hardyston Township. The Kittatinny
Mountain Ridge is the western boundary with Montague Township. The Kittatinny
Mountain Ridge is the most prominent and highest ridge in New Jersey. Orange County
New York is the northern boundary with Frankford Township and Lafayette Township
bordering the southern and eastern boundary of the Township.
4.02 Sussex County Planning
The Sussex County Freeholders have been preparing a Strategic Growth Plan funded by
the New Jersey Department of Community Affairs. The Plan will evaluate the existing
land use, existing zoning, natural resources and estimate the potential build out for each
community in the county.
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Regional Map
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4.03 New Jersey Development and Redevelopment Plan
4.03-1 The Role of New Jersey’s Plan: as set forth in the The New Jersey State
Development and Redevelopment Plan Executive Summary March 1, 2001. (Exec. Sum.
3/1/01)
“The State Plan is intended to serve as a guide for public and private sector investment in
New Jersey’s Future.” The municipalities retain their control over land use. The State
Plan is the vehicle to coordinate and recognize local planning efforts that meet the goals
and objectives of the State Plan. (Exec. Sum. 3/1/01)
4.03-2 Vision Statement:
“The New Jersey State Development and Redevelopment Plan calls for the
redevelopment, maintenance and revitalization of our existing communities and the
development of new communities in compact forms with a mix of uses.
To attain this vision, New Jersey’s Plan promotes the location and design of public and
private investments that:
 create and maintain beautiful, prosperous and livable cities, towns and
communities; and
 preserve our rural landscape, farmlands and environmentally sensitive areas.”
(Exec. Sum. 3/1/02)
4.03-3 Goals and Strategies: “ General Plan Strategy: Achieve all the State
Planning Goals by coordinating public and private actions to guide future growth into
compact, ecologically designed forms of development and redevelopment and to protect
the Environs, consistent with the Statewide Policies and the State Plan Policy Map.”
(Exec. Sum. 3/1/02)
The following is a list of the Goals and Strategies of New Jersey’s Plan.
1. Revitalize the State’s Cities and Towns.
2. Conserve the State’s Natural Resources and Systems.
3. Promote Beneficial Economic Growth, Development and Renewal for all
Residents of New Jersey.
4. Protect the Environment, Prevent and Clean Up Pollution.
5. Provide Adequate Public Facilities and Services at a Reasonable Cost.
6. Provide Adequate Housing at a Reasonable Cost.
7. Preserve and Enhance Areas with Historic, Cultural, Scenic, Open Space and
Recreational Value.
8. Ensure Sound and Integrated Planning and Implementation Statewide.
4.03-4 Summary:
The “Vision” of New Jersey’s Plan in 2020 is to establish and maintain livable
communities that are dynamic, diverse, compact, efficient, ecological and healthy. The
“Vision” can only be accomplished with planning coordination and cooperation from all
levels of government based on local public participation.
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4.03-5 Case Law: New Jersey Farm Bureau, Inc., et al. v. Township of East
Amwell – Docket No. SOM-L-513-01.
This case decided on August 1, 2002 was a challenge of the adoption of an ordinance
establishing the Amwell Valley Agricultural District, which included several residential
development options on ten-acre lots. The court upheld the ordinance in part because of
the Legislative intent of the New Jersey State Plan.
“Significantly while the findings of the Legislature recognize a strong
public interest in encouraging development and economic growth, the
focus of that growth is directed to areas suited for that growth and the
Legislature specifically permitted that development may be
discouraged where it might impair or destroy other environmental
resources or qualities. Moreover, the legislature intended that the State
Plan would not supplant but instead would empower local
governments to make precisely these kinds of choices. The creation of
the Office of State Planning was specifically designed to provide
technical resources and guidance for localities and not create a topdown mandate to be imposed upon them by a central planning office.
It is this legislative context which forms the background for an
evaluation and understanding of the State Plan and its impact on the
decisions made in East Amwell.”
4.03-6 State Plan Applied to Wantage Township:
The New Jersey State Development and Redevelopment Plan classifies the Township
into four Planning Areas including PA4 Rural Planning Area, PA4B Rural /
Environmentally Sensitive Planning Area, PA5 Environmentally Sensitive and Parks &
Natural Areas.
4.03-6.1 PA4 Rural Planning Area: (State Plan March 1, 2001, pages 205-214)
The Rural Planning Area consists of large areas of cultivated or open land around Towns,
Villages and Hamlets with sparse residential, commercial and industrial sites following
typical suburban development patterns. This Planning Area includes the majority of the
remaining prime farmland in New Jersey. Wantage has approximately 55% of the
Township in Planning Area PA4.
The intent of the State Plan for this Planning Area is as follows:
 Maintain the Environs as large contiguous areas of farmland and other lands.
 Revitalize cities and towns.
 Accommodate growth in centers.
 Promote a viable agricultural industry.
 Protect the character of existing, stable communities; and
 Confine programmed sewers and public water services to Centers.
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4.03-6.2 PA4B Rural / Environmentally Sensitive Planning Area: (State Plan
March 1, 2001, pages 214-215).
The Rural / Environmentally Sensitive Planning Area is a sub-area of the Rural Planning
Area. Land in PA4B contains one or more environmentally sensitive features or
characteristics such as valuable ecosystems or wildlife habitats. There is approximately
30% of the Township in the PA4B Planning Area.
The intent of the State Plan for this Planning Area is the same as PA4 Rural Planning
Area as stated above.
4.03-6.3 PA5 Environmental Sensitive Planning Area: (State Plan March 1, 2001,
pages 215-221).
The Environmentally Sensitive Planning Area PA5 is described in the State Plan as large
contiguous land areas with valuable ecosystems, geological features and habitats. The
Highlands a designated “Area of Special Concern” includes Wantage Township. The area
consists of watershed lands, trout streams, reservoirs, recharge areas, freshwater
wetlands, habitats of endangered and threatened species, prime forest-land, scenic vistas
and other natural features. This Planning Area includes about 10% of the land area of the
Township. PA5 and PA4B Planning Areas are similar in that they both have valued
environmental features and habitats.
The intent of the State Plan for the PA5 Planning Area is as follows:





Protect environmental resources through the protection of large contiguous
areas of land.
Accommodate growth in “Centers”.
Protect the character of existing stable communities.
Confine programmed sewers and public water services to “Centers”.
Revitalize cities and towns.
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4.03-6.4 Parks and Natural Areas: (State Plan March 1, 2001, pages 227-228).
The State Plan Policy Map on pages 182-183 of the 2001 State Plan designates Park and
Natural Areas as “preserved” land including federal and state parks, wildlife preserves,
state owned conservation easements, watershed management areas, utility land (e.g.
water supply watershed protection areas), tax exempt open space, preserved farmland,
New Jersey Conservation Foundation land, county and municipal park and open space
land mapped through the Cross-acceptance process. Wantage Township has
approximately 10% of the Township in this Planning Area.
The intent of the State Plan for the land in the Park and Natural Areas Planning Area is as
follows:




Provide for the protection of critical natural resources.
Provide public recreational and educational opportunities.
Ensure the maintenance of associated facilities.
Ensure the connection of these areas into a system of open lands.
4.03-7 Conclusion:
The State Plan policy for the Planning Areas recommends limited growth or no growth
and encourages protection of the farmland and the “Environs”. Development and
economic growth are recommended in “existing and planned centers” served by sewers,
alternative waste water treatment facilities, public water and adjacent to transportation
corridors. Typical suburban development is not recommended in the State Plan for
Wantage Township because of the negative impacts to the water resources and the
limitations on the carrying capacity of the land.
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4.04 Existing Land Use and Zoning Plan Refer to Plan
The Existing Land Use and Zoning Plan was generated by examining tax records,
building permits, Planning Board and Zoning Board approvals and the knowledge of the
Township Engineer, Harold Pellow with the properties categorized by land use type.
There are eight land use categories with two residential, two commercial, an industrial, an
airport hazard area, government or quasi-public land and farmland/agriculture. The
Existing Land Use and Zoning Plan designate lots with structures with red dots.
The Existing Zone Plan has designated light yellow as Multiple Family and light gray as
Mount Laurel. The properties have not been developed and consist of soil mining
operations or open fields with existing single-family dwellings.
4.04-1 Single family Residential Low Density
The Single Family Residential Low Density land use classification encompasses over
31,000 acres or 71% of Township. The white areas on the Existing Land Use Plan signify
the location of this land use classification. The housing is distributed along the road
network in a country setting. Typical subdivision development with cul-de-sacs has not
been the development trend, but rather minor subdivisions with frontage on existing
roads. The exception is several recent traditional subdivisions off of Route 628. The lot
size varies from 1 to 5 plus acres depending on the environmental constraints and the
carrying capacity of the land for residential development.
The robust economy of the late 1990’s has seen a slight increase in residential
development. The rural character and setting is the attraction for people living east
towards New York City. Low gasoline costs permit affordable commuting without any
form of mass transportation. This has caused further degradation in air quality and a
tremendous burden on the road network in the Township and the County.
The development pressure in Wantage Township will increase under certain market
conditions as land in eastern New Jersey becomes more scarce and higher in value. A
balanced land use plan with residential densities based on the carrying capacity of the
land and anticipated public infrastructure should insure managed growth to protect the
rural character and the environmental resources of Wantage Township and the region.
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4.04-2 Single Family Residential Medium Density
The Single Family Residential Medium Density land use classification is limited to the
Lake Neepaulin development off of Route 650 and Newman Road. This is a lake
community subdivision with lot areas ranging from 7,500 to 15,000 square feet. The
majority of land has been developed, which consists of 399 acres or 0.9% of the land area
in Wantage. This land use is shown as a yellow green color on the Existing Land Use
Plan.
The lot size and gross density of the development around the lake has compromised the
water quality of the lake over the years. The smaller lot sizes and the environmental
constraints such as steep slopes, depth to ground water and bedrock has impacted the
viability of the individual waste disposal systems for the dwellings.
4.04-3 Highway Commercial
The Highway Commercial land use category is designated in red on the Existing Land
Use Plan. The developed lots are located along Route 23, Route 565 and in the Airport
Hazard Zone. There are large tracts of land currently being soil mined, underutilized or
undeveloped with environmental constraints, with some tracts owned by the Federal
Government designated as a Wildlife Refuge. The land area of Highway Commercial is
1,824 acres or 4.1% of the Township.
The existing uses and buildings are typical highway retail development including strip
shopping areas and free standing uses with separate entrances off the highway. There are
several soil mining and mulch operations on various parcels. There are septic failures on
several commercial properties along Route 23. There is a plan to provide limited sewers
to the area. The existing automobile entrances into Wantage Township lack definition
and character.
4.04-4 Neighborhood Commercial/Residential Commercial
There are six areas of neighborhood type commercial development concentrated in the
existing Hamlets of Beemerville, Colesville, Quarryville, adjacent to Sussex Borough and
at the cross roads of Route 639 and Route 628. This land use category is shown as light
tan and medium blue on the Existing Land Use Map and consists of 526 acres or 1.2%.
The existing uses consist of local retail and service uses including gasoline service and
repair stations, deli, churches, cemeteries, convenience stores, bars and restaurants. There
are vacant buildings and underutilized properties, which present opportunities for
redevelopment. This land use category is elongated and disjointed especially in the
Hamlets of Colesville and Beemerville and at the crossroads of Route 639 and Route 628.
26
4.04-5 Industrial and Light Industrial
The Industrial land use areas are located along Route 23 near Hardyston Township and
along Route 628 in the Airport Hazard overlay area. The land area in this land use
category is 822 acres or 1.8%. The existing uses include the airport, Sussex Elks
Corporation, soil mining, storage, warehousing and various light manufacturing facilities.
4.04-6 Airport Hazard Zone
The Airport hazard Zone is a specific overlay district depicted on all Official Plans
relating to the Township as required by law. The existing uses include various industrial
and commercial uses as permitted by the ordinance. There are specific standards
governing storage of fuels, height of building etc.
4.04-7 Government Use
The Government Use category has nine different designations totaling 5,765 acres or
12.9% of the land area in Wantage Township. The following list is shown on the Existing
Land Use Plan and Appendix A.
Government Entity
USA/Wallkill Valley Wildlife Refuge
USA/Appalachian Trail
State of New Jersey
Borough of Sussex
Rutgers University
Township of Wantage
County of Sussex
Board of Education
NJ Natural Lands Trust
Map Color
Acres
Blue dot
1,682.22
Light Purple
702.76
Dark Green 2,283.36
Dark Pink
134.10
Dark Red
613.21
Dark Brown
165.52
Dark Blue
8.88
Dark Gray
175.40
Dark Purple
12.52
The existing uses include hiking trails, parks, recreation, preservation, resource
protection, future County Library, elementary schools, High Point Regional High School
municipal offices, storage and maintenance facilities.
4.04-8 Farmland/Agriculture
Wantage Township has forty-five properties in farmland preservation, which totals
3,077.99 acres or 6.9% of the land area. The areas are shown on the existing Land Use
Plan as a green single hatching. This amount and concentration is significant to
maintaining the rural farming character of the Township and Sussex County. The
preserved farm locations are near Colesville, Beemerville, Quarryville, along the Wallkill
River with the largest concentration on Beemer Road. . The majority of the farms are
dairy farms or fields to supply grain for the cattle. Farm properties shown in dark purple
with single hatching are in the process of being preserved in the State farmland program.
27
There are other properties that should be considered for preservation to enhance the
existing inventory.
There is a trend for estate farming on medium sized tracts of land of six acres or greater.
The residents who choose this life style are drawn to Wantage for the rural farming
quality of life. This conserves the land for a limited period of time.
4.05 Adjacent Communities: Existing Zoning
The Municipal Land Use Law requires examination of the zoning/land use of each
adjacent municipality and to consider negative and positive impacts of the existing and
the proposed land use policies and zoning. The existing zoning of the adjacent
communities is indicated on the Existing Land Use Plan.
Wantage Township completely surrounds the Borough of Sussex an existing historic
“center” consisting of a mix of commercial, industrial, small single-family lots and multifamily dwellings.
Montaque Township occupies the north and west boundary. The zoning is Conservation
District (CD), which permits parks, agriculture, camping. Over 95% of the land is owned
by the State of New Jersey.
The New York State communities of Greenville and Minisink border Wantage to the
north. The zoning is Agricultural-Residential (AR) permitting single –family residential
at a density of 1.4 units per acre.
Vernon Township is situated northeast and east of Wantage sharing the common border
of the Wallkill River. The zoning consists of Public Land (PL) and Conservation District
(CD). The purpose of this zoning is for resource protection limiting growth and
development.
The Township of Hardyston is linked to Wantage with State Highway 23 and occupies
the eastern and southern boundary. The MIDD-Z District is adjacent to the Wallkill River
with the purpose of permitting minimum impact development. There are areas zoned
Limited Industrial (LI) and Neighborhood Commercial (B-1) along the Route 23 corridor.
Lafayette Township adjacent to Hardyston is zoned Extractive Industry (E-1) and
Industrial Zone (I-1) along the Wantage southwestern border. The majority of the
common Township line is zoned R-5.0 single-family low density.
Frankford Township borders Wantage on the southwestern township line. The zoning is
Agricultural-Residential, which permits single-family residential with a minimum lot size
of 2 acres after a constraints factor adjustment. There is a preserved farm on the common
border along County Route 565, which maintains the rural character of Sussex County.
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Existing Land Use Plan
29
4.06 Proposed Land Use Plan
The Proposed Land Use Plan of Wantage Township focuses future development and
redevelopment around the existing historic Town Center of Sussex Borough, which is
adjacent to the existing “Corridor/Node” development along the southern and lower
northern portion of State Highway 23 and into four existing “Centers” at historic
crossroads. The “Environs” will have limited growth potential based on historic land use
patterns and zoning which will emphasize low density environmentally designed
residential development, farming as a viable industry and farmland resource preservation.
4.06-1 Sussex Borough Historic Center Adjacent Area:
Wantage Township completely surrounds Sussex Borough. The State Plan has identified
Sussex Borough as a “Center”. The previous municipal plans and State Plan envision a
Regional Center with the entire Borough as the Core. The Wantage Master Plan
recognizes the significance of the Borough as existing historic “Center” and will establish
standards to insure planned development consistent with the State Plan along specific
portions of the Route 23 corridor.
4.06-2 Corridor/Node Development State Highway 23:
The current land use pattern in the Route 23 corridor is characteristic of a typical
highway commercial area.
4.06-2a Existing Corridor:
The northbound side of Route 23 consists of several automobile dealerships, typical strip
retail, small office buildings, grocery store, tile showroom, NJDOT storage yard, auto
repair, service stations, restaurants, storage buildings, heavy equipment storage, portions
of the Wallkill Wildlife Refuge. The majority of the available land on the northbound
side is developed.
The southbound side of Route 23 has vacant, underutilized land or transitional uses such
soil and gravel operations. The land is steeper sloped than the Wallkill River side of
Route 23, which is flatter and easier to develop. The current uses consist of a preserved
farm, a large garden center, service station, restaurants, bakery, light manufacturing uses,
storage and a cemetery. There is an opportunity to provide standards to guide the
development of the remaining land to prevent typical highway strip development with
multiple access points to the state highway.
The existing Zoning classifications are Industrial and Highway Commercial, which
permits retail, office, light industrial, storage, restaurants, soil removal operations,
automobile sales and various single-use type businesses.
There is limited public sewer, which is required to replace the failing septic system at the
existing Ames Shopping Center.
30
4.062b Revitalized Corridor:
The objective of the revitalization plan for the corridor is to focus on establishing a
gateway or entrance into Wantage Township and specifically on the vacant and
underutilized land on the southbound side of Route 23. The character of the land
development is encouraged to be planned commercial and industrial uses in a campus
like setting with central access points to minimize the traffic impacts.
Architectural and specific site plan and landscape standards are included in the
Community Design Element of the Master Plan. The standards will establish a unified
and integrated development pattern of buildings and uses consistent with the State Plan.
The existing developed lots along the corridor would adhere to the development
standards as redevelop occurs and when the uses change.
A central wastewater treatment facility with discharge to groundwater and public water
would enhance the opportunities to establish the required intensity of development to
implement the planned objective.
31
Corridor/Node Development Plan
32
4.06-3 Beemerville Hamlet:
The existing land use pattern of the Beemerville Hamlet is clustered around the historic
crossroads of County Route 519 and County Route 629.
4.06-3a Existing Hamlet:
The Presbyterian Church, cemetery, fire Department and Reception Hall form the
traditional “center”. The Space Farms Zoo, gift shop and eating area, automobile
museum, farm equipment and tool museum establish an Agro-Tourism concentration
consistent with the character of Sussex County and the State Plan. There are several other
support uses including a day care center and automobile repair shop. The residential
component consists of ten apartment units over commercial uses or in converted larger
single-family structures. There is part of an existing farm in the Hamlet, which provides
an opportunity for planned development and farmland preservation.
The Beemerville Hamlet is 98.5 acres. There is approximately 25 acres of undeveloped
land. The vacant land consists of forested wetlands, wooded upland or hay fields.
The Environs surrounding the Beemerville Hamlet consists of forested uplands, wetlands,
farmland, scattered rural single-family housing and rural commercial uses including
storage yards for school buses, cemetery vaults and an automobile salvage yard.
The existing Zoning classification is Neighborhood Commercial, which permits local
retail uses such as luncheonettes, a drug store etc., service uses, offices and agriculture.
The properties utilize private wells for water and private septic systems for wastewater
treatment.
4.06-3b Revitalized Planned Hamlet:
The “vision” for the Beemerville Hamlet focuses on Agro-Tourism with support
commercial retail and service uses and a modest amount of clustered housing to preserve
the adjacent farmland.
Alternate housing types like duplexes and patio homes are proposed on small lots
clustered on a minimum of 12,000 square feet of unconstrained land. A gross density of 1
unit per 1 acre is recommended.
The farm economy and character are important to incorporate into the Beemerville
Hamlet Center to maintain and revitalize Agro-Business and Tourism opportunities in
Wantage Township. The proposed farmland if preserved within the Hamlet should be
deed restricted to permit only farming activities consistent with Right to Farm legislation.
The Hamlet Plan shows the boundary line, opportunities and constraints in the
Beemerville Hamlet.
33
4.06-3c. Beemerville Hamlet Build-out Summary:
Total Area = 98.5 Acres.
Existing Structures:
Single-Family Homes
Apartments
Commercial Buildings
(Excluding barns and
Museums)
Public Buildings
Population Sub-Total
# Units/Bldgs. Persons /Unit
#
16
3.02
9
3.02
4
N/A
2
N/A
Total
48
27
N/A
N/A
75 people
Build-out Population Estimate: 1 unit per acre consisting of 23 aces of undeveloped land
would yield 23 units @ 3.02 people per unit = 70 people.
Population Build-out Estimate for the Beemerville Hamlet = 145 people.
34
Beemerville Hamlet Plan
35
4.06-4 Colesville Hamlet:
The existing hamlet at Colesville is on the western side of State Highway 23 at the
crossroads of Mud Town Road and Brink Road.
4.06-4a Existing Hamlet:
The Colesville Fire Department and the retail businesses establish the existing traditional
“center”. The existing retail uses include a clothing store, a seasonal bait shop and ice
cream store, pizzeria, restaurant, and a deli/convenience store. The Sussex Borough water
treatment and storage tank facility is located near the southern boundary of the “center”.
There is a vacant building at the northwest corner of Route 23 and Brink Road, which
was used for commercial for purposes.
The land area of the existing Hamlet is 69.4 acres. There is approximately 47 acres of
undeveloped or underutilized land in the existing Colesville Hamlet. The land is wooded
or partial cleared in certain areas.
There are 10 existing single-family dwellings located in the existing Hamlet and several
commercial and public buildings.
The Environs surrounding the Colesville Hamlet consists of forested uplands, preserved
farmland, a stream corridor on the eastern side of Route 23, scattered rural single-family
housing and various rural commercial uses.
The existing zoning classification is Neighborhood Commercial (NC) and Residential 1
acre minimum (R-1) without constraints. A typical lot is 3 to 4 1/2 acres.
The existing properties utilize private wells for water and private septic systems for
wastewater treatment.
4.06-4b Revitalizes Planned Hamlet:
The revitalization plans for the Colesville Hamlet is to build on the existing retail
business uses by promoting a mixed use shopping village atmosphere focusing on
tourism and local services. Housing opportunities should be incorporated into the plan to
provide activity during all seasons. The development should be concentrated, preserving
a significant portion of the forested areas to retain the existing rural character.
Alternate housing types such as duplexes and patio homes are proposed on small lots
clustered on a minimum of 12,000 square feet of unconstrained land. A gross density of 1
unit per 1 acre is recommended.
The Hamlet Plan shows the boundary line, opportunities and constraints in the Colesville
Hamlet.
36
4.06-4c Colesville Hamlet Build-out Summary:
Total Area = 69.4 Acres.
Existing Structures:
Single-Family Homes
Apartments
Commercial Buildings
(Excluding barns and
Museums)
Public Buildings
Population Sub-Total
# units/Bldgs. Persons /Unit
#
10
3.02
1
3.02
5
N/A
1
N/A
Total
31
3
N/A
N/A
34 people
Build-out Population Estimate: 1 unit per acre of 47 aces of undeveloped land will yield
47 units and 5 apartments over commercial uses @ 3.02 people per unit = 157 people.
Population Build-out Estimate for the Colesville Hamlet = 191 people.
37
Colesville Hamlet Plan
38
4.06-5 McCoy’s Corner Village:
The historic crossroads of Sussex County Route 639 (565) and 638 is known as McCoy’s
Corner. The Sussex County Freeholders have purchased the southeast corner for the new
County Library.
4.06-5a Existing Village:
The local retail center, gasoline service stations and light industry/airport service uses
define the existing Hamlet. The uses include a deli, thrift shop, vacuum repair, farm
equipment and feed store, Sussex Elks Club, Pub, offices, food distribution and
warehousing, storage, auto repair, farm/soil mining and mulch processing.
McCoy’s Corner is 82.2 acres of land area. The airport hazard zone covers approximately
25 acres of land. The vacant land accounts for about 45 acres of land in farm/soil mining,
the County Library site and an area in the airport hazard area zoned for commercial uses.
The existing residential uses consist of 9 single-family dwellings located along the county
roadways.
The Environs surrounding McCoy’s Corner is dominated by the Sussex Airport to the
east. The area south and east is environmentally sensitive (wetlands) with bands of
developable land along County Route 565. Low-density single-family housing borders
the land north of McCoy’s Corner.
The existing zoning classification in the Hamlet is Light Industrial and Highway
Commercial, which permits retail, office and clean light assembly or storage facilities.
The properties utilize private wells for water and private septic systems for wastewater
treatment.
4.06-5b Planned Village:
The planned “vision” for McCoy’s Corner focuses on the new Sussex County Library as
the cornerstone of the “center”. Pedestrian and vehicular connections should be
incorporated into the “center” with concentrated retail and service uses to support the
library and airport.
Light industrial uses should be encouraged in the airport hazard zone to promote the local
economy and create jobs. Gasoline and auto repair shops should be conditional uses with
specific design standards.
The farm/soil mining operation land area should be reclaimed as Senior Citizen housing
to take advantage of the county library and retail services in the “center”. A central
wastewater treatment facility with groundwater discharge would be required to
implement the development concept. A gross density of 4 units per acre is recommended
including a variety of housing types such as town homes, flats, patio homes and garden
apartments.
39
The land east of the Village should be rezoned to low density residential housing to
eliminate strip development, reduce resource degradation and to preserve the rural
character.
The Hamlet Plan shows the boundary line, opportunities, constraints in the McCoy’s
Corner Village.
4.06-5c. McCoy’s Corner Village Build-out Summary:
Total Area = 82.2 Acres.
Existing Structures:
Single-Family Homes
Apartments
Commercial Buildings
Public Buildings
Population Sub-Total
# units/Bldgs. Persons /Unit
#
9
3.02
0
3.02
9
N/A
1
N/A
Total
28
0
N/A
N/A
28 people
Build-out Population Estimate: 4 units of Age Restricted Housing per acre consisting of
45 aces of undeveloped land would yield 180 age restricted units @ 1.3 people per unit =
234 people.
Population Build-out Estimate for the Beemerville Hamlet = 262 people.
40
McCoy’s Corner Village Plan
41
4.06-6 Farm Enterprise and Government Services Village:
The existing Farm Enterprise and Government Services Village is at the crossroads of
State Highway 23 and Sherman Ridge Road. The “center” is located several miles north
of the Sussex Borough Town Center in the center of the farm production area. Wantage
Township has over 3,000 acres preserved as farmland under the State Program.
4.06-6a Existing Village:
The Old Clove Church and cemetery, American Legion Hall, Wantage Township
Municipal Complex form the nucleus of the existing “center”. The farm and farm stand
on the northern end of the Village are under development pressure because of the
proximity to the Municipal complex and approved senior housing project. This provides
an opportunity to enfold development, farm enterprise opportunities and farmland
preservation into a planned “center” in rural New Jersey
There are 2 existing single-family dwellings and 117 senior housing units under
construction in the Village.
The “Environs” around the Village consist of the Clove River ecosystem on the east side
of Route 23. Single-family residential and farmland are located to the west and south
with single-family uses and scattered rural commercial uses to the north of the Hamlet.
The existing zoning classification is Highway Commercial (HC) and Residential with 1acre minimum lot area without environmental constraints. The average lot area with
constraints factors applied is 3 to 4 ½ acres.
4.06-6b Planned Village:
There are numerous opportunities for the Farm Enterprise and Government Services
Center to establish a unique development concept to promote and preserve the farming
industry permanently in the State of New Jersey. The establishment of a “center” focused
on the regional farm economy including a regional creamer (marketing “Jersey Fresh
Milk”), a farmers market, local crafters market and State sponsored Farm Educational
Center and Regional 4-H program would empower the Agro-Business and Tourism in the
region to sustain agriculture in northern New Jersey through the next 30 years and
beyond. The farm “center” would provide an example of development in rural New
Jersey consistent with smart growth concepts and the State Plan of New Jersey.
Alternate housing types such as duplexes and patio homes are proposed on small lots
clustered on a minimum of 12,000 square feet of unconstrained land. A gross density of 1
unit per 1 acre is recommended.
The Hamlet Plan shows the boundary line, opportunities and constraints in the Farm
Enterprise and Government Service Village.
42
4.06-6c. Farm Enterprise and Government Services Village Build-out Summary:
Total Area = 199 Acres.
Existing Structures:
Single-Family Homes
Apartments
Commercial Buildings
Senior Housing
(Under construction)
Public Buildings
Population Sub-Total
# units/Bldgs. Persons /Unit
#
9
3.02
0
3.02
0
N/A
117
1
1.3
N/A
Total
6
0
N/A
152
N/A
158 people
Build-out Population Estimate: 1 unit per acre of 50 aces of undeveloped land for
residential purposes will yield 50 units @ 3.02 people per unit = 151 people.
Population Build-out Estimate for the Farm Enterprise and Government Services
Village = 309 people.
43
Farm Enterprise and Government Services Village Plan
44
4.06-7 Environs:
The Environs is the area of land outside of “Planned Centers” and Development Nodes or
Corridors. Development in the Environs as defined in the State Plan “should maintain and
enhance the farmland, natural resources and the character of the area. It should use
creative land use and design techniques to ensure that it does not exceed the capacity of
natural systems and existing infrastructure and protects areas where public investments in
farmland or open land preservation have been made.”
Wantage Township has over 3000 acres of preserved farmland in the New Jersey State
Farmland Program. These farms will provide the farm products and produce for the
Planned Farm Enterprise and Government Services Village. The remaining productive
farms adjacent to the cluster of farms in the State Program should be preserved as active
farms to sustain farming as an industry in northern New Jersey.
4.06-7a Residential Environs District:
The purpose of the Residential Environs Farmland District is to conserve productive
agricultural land and to preserve environmentally sensitive land or critical wildlife
habitat, while permitting a harmoniously integrated residential development. This district
has the largest contiguous preserved farmland in the region. Existing platted lots
meeting the bulk standards and constraints calculations shall be Grand fathered as
pre-existing non-conforming lots for lot area. The following examples demonstrate the
intent and purpose of the District.
1. Traditional Development Option:
Gross Density: 1 unit per 5 acres.
a. Minimum lot size = 5 acres.
b. Example: 100 acre tract of land = 20 housing units.
2. Environmental Preservation Constraints Option:
Gross Density: varies depending on the carrying capacity of the land
based on a constraints calculation as defined in the Land Development
Ordinance.
a. Minimum lot size = 2 ½ acres of non-constrained land.
3. Open Space/Agricultural Preservation Option:
Gross Density: varies depending on the carrying capacity of the land.
a. Minimum lot size = 1 ½ acres and no greater than 2 ½ acres
with an overall average of 2 acres per lot with a minimum of
10,000 square feet of developable land defined as contiguous
non-constrained land with a maximum of 10% of this area
reserved for the building footprint
b. A minimum of 45% of the tract shall deed restricted as open
space under a homeowner’s association or dedicated to the
Township. Preserved farmland shall be placed on separate lots.
Two dwelling units can be associated with the farm lot.
45
4.06-7b Environs Commercial (Rural Commercial):
The purpose of the Environs Commercial Land Use District is to permit low intense
commercial uses along the major roadways to function as transitional uses to the
Environs Residential District and the Hamlets. The architectural character and scale
should be consistent with the rural residential setting. The following uses are permitted
in this Land Use District.
1. Permitted Uses:
a. Furniture and Tile stores or similar uses.
b. Real Estate offices.
c. Professional offices including but limited to doctors, engineers, lawyers,
accountants, planners.
d. Plant Nurseries.
e. Single Family Residential, refer to Residential Environs District for
options density.
f. Apartments over office uses.
g. Trade office and yard or storage areas including electrical, plumbing
carpentry, air conditioning and heating or similar to including specific
standards for screening and buffering from roadway and adjacent uses.
h. Specialty Sales such as motorcycles, pools, antiques or similar use as
determined by the Land Use Board.
2. Prohibited Uses:
a. Intense retail uses such as convenience stores, dry cleaners, movie and
video stores, delis or similar uses.
b. Strip commercial projects.
4.06-7c Open Space and Government Lands District:
The purpose of the Open Space and Government Lands District is to document and
establish appropriate use and regulations to manage quasi public and public open space
and lands. This will insure local protection of the environmental, water and fiscal
resources, which maintain the rural character of Wantage Township.
The proposed uses of Open Space and Government Lands District should include public
recreation and open space, timber management, public parks, public golf courses,
conservation and wildlife management areas, public or private schools, educational
centers, farming, public utilities and single family detached dwellings at a density of one
unit per 10 acres. This land use approach is consistent with the State Development and
Redevelopment Plan for the Wallkill River Watershed Area by limiting suburban sprawl.
46
4.07 Residential Build-out Analysis: A comprehensive Master Plan should
address the existing and the potential residential development and any change based on
modifications of the Land Use Plan. The State Plan has projected development trends
from a regional perspective. The Sussex County Strategic Growth Plan Committee has
developed a residential build-out estimate, which has verified and modified by the
Township Engineer Harold E. Pellow & Associates.
4.07-1: Existing Residential Build-out: The existing residential build-out
projections are based on the existing Master Plan and Land Use Regulations. The Mount
Laurel (ML) Zone District and the Multi-family Zone account for 638 acres of land. The
probability of realizing development based on 4 units to the acre is highly unlikely
because of the unavailability of public sewer and water and contain many environmental
constraints. The parcels are not located in any of the historic or planned hamlets as
recommended by the State Plan and the Council on Affordable Housing. The Lake
Neepaulin or Residential-2 (R-2) District is almost completely developed. The
undeveloped land analysis is calculated under the following criteria factored out of the
acreage:
1. Wetlands 2. Wetland Buffers 3. Farmland Preservation 4. State owned land
5. Federally owned land 6. Rutgers property 7. Municipal property 8. any other
zoning district other than R-1 unless noted. 9. lakes and ponds 10. cemeteries 11. land
occupied by buildings.
Note property lines were not considered only land with the potential to be built upon.
Steep sloped areas were not considered in the calculation.
R-1 Zone calculated “Build-able Area” 13,720 acres
(estimated by planimeter). 12,532 acres @ 4 acres per lot = 3,133 lots.
3,133 lots x 3.02 people per household = 9,662 people.
Existing Housing Units: US 2000 Census 3,663 housing units at a population of
10,387 people.
ML and MF Zoning Districts: 638 acres @ a density of 4 units per acre yields
2,552 units. The multiplier for multi-family units is 2.06 (Burchell and Listokin
“Development Impact Fees”, Urban Land Institute). 2,552 x 2.06 = 5,257 people.
Summary of Build-out Population under current Zoning:
Category
Population
R-1 Zone
9,662
Existing
10,387
ML and MF Zone
5,257
25,306 people
This Population Estimate is a Planner Estimate based on data from Harold E. Pellow &
Associates and The US 2000 Census.
47
4.07-2: Land Use Plan-Residential Build-out: The Land Use Plan divides the
land in Wantage Township into districts. The general concept of the Land Use Plan is
based on concentrating denser compact development in planned and revitalized “Centers”
and along the Route 23 “Node/Corridor” with limited planned residential development in
the “Environs”.
Hamlets and Villages: The summary chart below provides the potential new
units and existing units in the “Planned Hamlets and Villages” as described in the
previous section.
Developed “Environs”: The developed “Environs” is 2000 US Census
population minus the existing population in the Hamlets and Villages. The calculation is
3,521 units at 3.02 people per unit totaling 10,633 people.
Undeveloped “Environs”: The undeveloped “Environs” is calculated by taking
the estimated undeveloped land (as described in previous the section) as estimated as
follows:
13,720 acres (undeveloped land) – 450 acres (Villages and Hamlets) + 50 acres (Rezoned
out of Commercial, factored out wetlands) = 13,320 acres.
13,320 acres divided by 5 acres per lot = 2,664 potential housing units.
2,664 units x 3.02 people per household = 8,045 people.
Summary of Residential Build-out as proposed in the Land Use Plan:
Planned Area
Gross Density
New Units
Beemerville Hamlet
Colesville Hamlet
McCoy’s Corner
Farm Enterprise and
Government Services
Village
Developed “Environs”
Exist. Units
23
52
180(Age Restricted)
25
11
9
# of People
145
191
262
2
117 Age Restricted
309
3,521
10,633
50
N/A
Undeveloped “Environs” 2,664
N/A
8,045
Build-out population for Wantage Township under the new Land Use Plan is 19,585
The build-out of the undeveloped “Environs” will take approximately 50 years assuming
60 new single family homes a year. Planner’s estimate is based on information provided
by Harold E. Pellow & Associates and the US 2000 Census.
48
Land Use Plan
49
SECTION 5
Housing Element
50
5.00
Housing Element
5.01 Purpose
The purpose of the Fair Share Plan and Housing Element of the Master Plan is to provide
realistic opportunities to address the present and prospective housing needs of the citizens
of Wantage Township within all income levels. Various housing options should be
integrated into the existing land use pattern to preserve, enhance and protect the rural
character and natural resources of the Township. The Plan must meet the intent of the
Fair Housing Act, The New Jersey State Development and Redevelopment Plan, Council
on Affordable Housing (COAH) Rules and the Mount Laurel court decisions. The
Township of Wantage will petition for substantive certification with COAH as a part of
the planning process to meet the mandated housing obligation.
The Fair Housing Act also required municipalities in the state to include an adopted
Housing Element in all Master Plans. The principal purpose of the Housing Element is to
provide for methods of achieving the goal of access to affordable housing to meet the
municipality’s present and prospective low and moderate-income housing needs. Lowincome households are defined as those with an income no greater then 50 percent of the
median household income adjusted for household size of the housing region in which the
municipality is based. Moderate-income households are those with incomes no greater
than 80 percent of the median household income, adjusted for household size of the
housing region.
Wantage Township is located in the northern part of Sussex County in the Northeast
Housing Region (Region 1), which consists of Bergen, Hudson, Passaic, and Sussex
counties. The median household income in the region for a family of four is $68,801
(2002).
The Municipal Land Use Law and the COAH regulations require that the Housing
Element include the municipality’s strategies for addressing its present and prospective
housing needs and shall at least contain the following:
1) An inventory of the municipality’s housing stock by age, condition, purchase,
or rental value, occupancy characteristics, and type, including the number of
units affordable to low and moderate income household and substandard
housing capable of being rehabilitated;
2) A projection of the municipality’s housing stock, including the probable future
construction of low and moderate income housing, for the next six years
subsequent to the adoption of a housing element, taking into account, but not
necessarily limited to, construction permits issued, approvals of applications
for development and probable residential development of lands;
3) An analysis of the municipality’s demographic characteristics, including but
not limited to household size, income level, and age.
51
4) An analysis of the existing and probable future employment characteristics of
the municipality;
5) A determination of the Township’s present and prospective fair share for low
and moderate income housing and of existing structures most appropriate for
conversion to, or rehabilitation for, low and moderate income housing,
including a consideration of land of developers who have expressed a
commitment to provide low and moderate income housing;
6) A consideration of the lands that are most appropriate for construction of low
and moderate income housing and of the existing structures most appropriate
for conversion to, or rehabilitation for, low and moderate income housing,
including a consideration of land of developers who have expressed a
commitment to provide low and moderate income housing;
7) A map of all sites designated by the Township for the production of low and
moderate income housing and a listing of each site that includes its owner,
acreage, lot, and block;
8) The location and capacities of existing and proposed water and sewer lines and
facilities relevant to the designated sites;
9) Copies of necessary applications for sewer service and proposed water quality
management plans submitted pursuant to Sections 201 and 208 of the Federal
Clean Water Act, 33 U.S.C. S1251, et seq.;
10) A copy of the most recently adopted Township Master Plan and, where
required, the immediately preceding, adopted Master Plan;
11) For each designated site, a copy of the New Jersey Freshwater Wetlands maps
where available.
12) A copy of appropriate United States Geological Survey Topographic
Quadrangles for designated sites; and
13) Any other documentation pertaining to the review of the Township Housing
Element as may be required by COAH.
Source: COAH Rules
52
5.02 Introduction:
Wantage Township is a rural community in Sussex County in northwest New Jersey. The
Township is classified as Rural Planning Area PA4 and Rural/Environmentally Sensitive
Planning Area PA4B in the New Jersey State Development and Redevelopment Plan.
Future housing obligations for new construction (inclusionary housing projects) should
be planned in “Centers” with the exception of group homes and various other COAH
approved options.
The Fair Housing Act requires the Council on Affordable Housing to “adopt criteria and
guidelines for....municipal adjustment of the present and prospective fair share (need for
low and moderate income housing) based upon available vacant and developable land,
infrastructure considerations or environmental or historic preservation factors and
adjustments shall be made whenever..
(a) The preservation of historically or important architecture and sites and their environs
or environmentally sensitive lands may be jeopardized.
(g) Adequate public facilities and infrastructure capacities are not available, or would
result in costs prohibitive to the public if provided.“ (N.J.S.A. 52:27D 307(c)(2)(a and g).
Wantage is a rural farming/bedroom community with no public sewer, private wells and a
minimal number of community wells for water supply. The total population is 10,387
with 5,113 male and 5,274 female residents. There are 3,663housing units based on the
2000 US Census. There are 3,441 occupied housing units and 222 vacant units. Seasonal
housing units make up of 130 units of the total of 3,663. The existing housing stock built
prior to 1980 is 2,227 units or 60.8%.
53
5.03 Existing Housing Status:
COAH has divided the State into Housing Regions for the 1993-1999 cycle. Sussex
County is part of Region One, which includes Passaic, Bergen and Hudson Counties.
Table One indicates the COAH formula calculation for the “Housing Need” for Wantage
Township. COAH publishes on a yearly basis the “Regional Income Limits” that qualify
individuals and families for COAH housing units.
The “Calculated Need” as shown in Table One indicates 81 housing units for the
1987-1999 Housing Cycle. Wantage Township is required to document or zone for 35
new housing units and permitted to rehabilitate 46 existing housing units. 25 % of the
affordable housing pre-credited need can be Age Restricted or Senior Units. The rental
requirement is 25% of the new construction number (9 units).
Table One
---------------------------------------------------------------------------------------------------------Actual Indig. Realloc. Present Prospec. Total Prior Demos Filter Conver. Rehab. Precredited Reduction Credit Cap Calculated
Deterio. Need Present Need Need
Need Cycle
Need
20% Need
Units
Need
1993 93-99 93-99 Need
------------------------------------------------------------------------------------------------------------------------------------------------------------------
50
50 21
70
15
85
3
3
-5
-1
-4
81
0
0
0
81
Source: COAH
Wantage Township has experienced steady growth in housing starts with 597 building
permits issued between January 1990 – March 2000 (source US Census). This is an
average of 60 new single-family housing units per year. This average will continue into
the foreseeable future unless a major change occurs in the national economy. The
information pertaining to the existing housing in a community is an important part of the
Housing Element and provides the foundation in developing strategies to meet the Goals
and Objectives of the Master Plan by integrating the Land Use Element and Resource
Conservation Element to determine the appropriate location, type and density of future
housing. The natural carrying capacity of the land should not be exceeded.
The current Land Use Regulations and Zoning Map indicate four properties as
inclusionary housing sites. These properties were included in the first round obligation
(1987 to 1993) and approved by COAH. The Township and various Land Owners signed
Development Agreements outlining the requirements and responsibilities of both parties
to meet the affordable housing obligation in Wantage Township.
Wantage’s COAH certification became invalid in 1999 and the second round (1993 to
1999) obligation was assigned to Wantage Township increasing the obligation to 81
units.
54
The Rolling Hills site (Block 21, Lots 33.02 and 34) formally known as the Chess Fund
Realty site located on Route 284 is the only property with an approval substantially
consistent with the Developer’s Agreement. The original Agreement was signed in
September of 1988 and a Use Variance granted in October 2002 by the Land Use Board.
The approval permits approximately 40 single-family homes on 159 acres with a cash
contribution to the Wantage Housing Trust to meet the affordable housing obligation
assigned to this property.
The remaining three properties have not applied for site plan approval or variance relief
to meet the intent and purpose of the Developer’s Agreements to meet the assigned
affordable housing obligation in Wantage Township.
There are several factors that have contributed to the lack of action to implement the
Developer’s Agreements of the remaining three properties. The first factor is the lack of
required infrastructure. Public sewers can not be expanded for the use or extended to the
sites. Public water is limited and an adequate well, yielding the water quantity required
for the proposed density is not probable. The Resource Inventory Element of the Master
Plan documents the limited groundwater available based on the NJDEP Bulletin 73
authored by Miller. The NJDEP “New Nitrate Dilution Model” limits traditional
development and higher densities. The second factor involves the change in the wetlands
laws regulating the development of land in and adjacent to freshwater wetlands. The
National Wetlands Inventory mapping is included in the Resource Inventory. Several
wetland systems and stream corridors that drain to the Wallkill River impact the sites.
The anticipated wetland buffer would be 150 feet.
Based upon the statements above the remaining sites are not suitable, developable or
approvable under the COAH Rules as being inclusionary housing sites with a realistic
opportunity to be developed for affordable housing.
55
5.04 Affordable Housing Inventory:
The Township over the years has provided opportunities for affordable housing. Table
Two indicates the “Constructed or Approved Units/Credits” as proposed by Wantage
Township.
Table Two
Requesting COAH Credit Approval:
----------------------------------------------------------------------------------------------------------Type/Location
Block Lot
Year # of Bedrooms/Units Rental Bonus
(25% of 35)
Willow Glen Group Home
4
4
SCARC Group Home
4
Rehabilitation w/
DCA grant
Possible Credits/ New Construction Credits = 39
27
----------------------------------------------------------------------------------------------------------
56
5.05 Housing Condition:
The condition of the housing in Wantage Township is documented in the 2000 Census.
The Census provides different levels of information concerning housing quality and
condition in terms of surrogates. The housing surrogates for Wantage Township are
indicated in Table Three. This approach does not determine any given housing unit to be
deficient; however, it does provide for a percentage of the homes that are deficient based
on Census statistics. The 2000 Census documented 3,663 housing units with 90% of the
units single family. The Median Value of the housing units as determined by the Census
is $154,200.
The following is a description of the housing deficient surrogates;
1.
Plumbing Facilities: Inadequate plumbing facilities are indicated by the lack or
incomplete plumbing.
2.
Kitchen Facilities: Kitchen facilities are considered inadequate if the kitchen is
shared or there is an absence of a sink with piped water, stove or refrigerator.
3.
Persons per Room: Census has determined that 1.01 or more persons per room is
an index of overcrowding.
Table Three
Housing Deficiency Surrogates
------------------------------------------------------------------------------------------Surrogate
Total Housing Units
Percentage
# of Units
Lacking Plumbing
0
%
00
Lacking Complete Kitchen
0
%
00
Persons per Room/1.01 or
More
3,663
1.04%
36
-----------------------------------------------------------------------------------------Source: 2000 Census
The Housing Deficiencies Surrogates occur in the persons per room (overcrowding) in
the existing housing stock of the Township. The Census data does not account for the
deterioration of the older housing stock. Recent trends in other communities in the region
indicate older housing owned by senior citizens on fixed income and lower income
residents need “major system repairs”. One of the Goals of this Housing Plan is to
upgrade the existing housing through a Rehabilitation Program. This will provide an
opportunity for qualified senior citizens of the community to remain in their homes
longer and assistance to income qualified residents.
57
5.06 Demographic Characteristics:
The purpose of this section of the Housing Plan is to document and analyze demographic
data with existing housing trends.
The current population of Wantage is 10,387 based on US Census 2000. The projection
for the year 2010 is 12,199 based on current data and trends (Planner’s Estimate).
The 2000 Census shows the majority of the population’s ancestral roots are European.
The Italian, German, English, Dutch and Irish having higher totals in the community.
The social mobility, economic prosperity and international immigration have induced
cultural diversity in communities traditionally dominated by European ancestry. The New
York Metropolitan cultural influence will continue to diversify the population of
Wantage Township.
5.07 Population Composition By Age:
The Population Composition by age for Wantage Township is based on the 2000 Census
data. In evaluating the information, current trends need to be factored in such as the baby
boom, baby bust and baby boom echo generations. There has been an increase of retired
persons relocating to the South Eastern and South Western US. This information is useful
in evaluating capital improvements and public investment as to schools and public
facilities.
The data and current trends show increases in the population in the 0 - 16 and 35 to 54
age categories. The general population is aging in place and living longer because of the
quality of health care and medical technology advances. These trends indicate the
housing needs of families with children and people over the age of 70 years old.
Additional housing alternatives including a Rehabilitation Program, duplex housing, zero
lot line housing and age-restricted housing would enhance the quality of life offered in
the Township.
58
Table Four
----------------------------------------------------------------------------Age Category
# of Persons
Percentage
Under 5
5-9
10 - 14
15 - 19
20 - 24
25 - 34
35 - 44
45 - 54
55 - 59
60 - 64
65 - 74
75 - 84
85yrs./over
701
879
937
798
470
1,188
1,923
1,662
568
345
517
302
97
6.7%
8.5%
9.0%
7.7%
4.5%
11.4%
18.5%
16.0%
5.5%
3.3%
5.0%
2.9%
0.9%
----------------------------------------------------------------------------10,387
100%
Median Age 36.3 years
Source: 2000 Census
59
5.08 Household Size:
The household size is tabulated from the 2000 Census data by documenting the number
of persons per household as shown in Table Five. The US Census defines a household as
one or more persons, whether related or not, living together in one dwelling unit. The
average number of persons per household in Wantage Township as per the 2000 Census
is 3.02 persons. The average household size can be further defined by examining the
owner occupied versus renter occupied. The average Wantage Township household size
for owner occupied units is 3.07 and 2.61 for renter occupied units.
The number of households as documented in the 2000 Census is 3,663 housing units with
222 vacant units equaling 3,441 occupied housing units. The dominate housing unit type
is single family with the Housing Tenure of owner occupied housing units being 3,013
and renter occupied units equaling 428.
Regional trends indicate an increase in household size to a range of 3 - 4 persons per
household. This is a result of a booming economy with the development of predominately
large lot, single-family homes over the last 10 years.
Table Five
Wantage Township
Sussex County
--------------------------------------------------------------------------------------------------Household size
Number
PercentNumber
Percent
1 person
217
13.1%
7,168
16.1%
2 persons
499
30.0%
13,163
29.6%
3 persons
378
22.7%
8,960
20.1%
4 persons
357
21.5%
9,377
21.1%
5 persons
127
7.6%
4,020
9.%
6 persons
72
4.3%
1,358
3.1%
7 + persons
13
0.8%
446
1.0%
Total Households Occupied 1663
100%
44,492
100%
Source: US Census 2000
60
5.09 Household Income:
The distribution of household income as documented in the 2000 Census is shown in
Table Six. The Sussex County data establishes a benchmark to compare Wantage
Township to the region. 41 percent Wantage’s households have an income less than
$50,000 with the County at 36 percent. There are 5.2 percent of the households that earn
$150,000 or more compared to 7.8 percent for all of Sussex County. The data indicates a
mix of income levels, higher in the low income and mid-income categories and lower in
the highest income categories when compared to the Sussex County.
Table Six
Wantage Township
Sussex County
--------------------------------------------------------------------------------------------------Income in $
# of Households
Percent # of Households
Percent
< 10,000
168
4.9%
1,967
3.9%
10,000-14,999
51
1.5
1,589
3.1%
15,000-24,999
250
7.3%
3,450
6.8%
25,000-34,999
401
11.7%
3,956
7.8%
35,000-49,999
531
15.5%
7,088
14.0%
50,000-74,999
810
23.6%
11,734
23.1%
75,000-99,999
618
18.0%
9,053
17.8%
100,000-149,999
429
12.5%
8,014
15.8%
150,000-199.999
105
3.1%
2,375
4.7%
200,000 or more
72
2.1 %
1563
3.1%
Totals
3,435
100%
50,789
100%
Source: US Census 2000
The New Jersey Council on Affordable Housing has established eligible income limits
for Sussex County / Region 1. Table Seven shows the number of persons per household
and the income levels for low, moderate and median as defined by the COAH.
Table Seven
2002 Regional Eligible Income Limits
---------------------------------------------------------------------------------------------------------# of Persons/Household
Moderate Income
Median Income
Low Income
1
$41,049
$51,311
$25,656
1.5
$43,982
$54,977
$27,489
2
$46,913
$58,642
$29,321
3
$52,778
$65,972
$32,986
4
$58,642
$73,302
$36,651
4.5
$60,987
$76,234
$38,117
5
$63,333
$79,166
$39,583
6
$68,024
$85,030
$42,515
7
$72,715
$90,894
$45,447
8
$77,407
$96,759
$48,380
--------------------------------------------------------------------------------------------------------Source: COAH
61
5.10 Employment Characteristics:
Sussex County is predominately a bedroom community for businesses along the
Interstate 80 & 287 corridor and New York City with over 60% of the residents
commuting out of the County. The Wantage Township Land Use Plan provides for
planned growth adjacent to Sussex Borough, by revitalizing existing Hamlets and with
the promotion of a regional farm enterprise area consistent with the New Jersey State
Development and Redevelopment Plan. This provides employment opportunities today
and in the future. Table Eight provides the employment data from the 2000 Census for
the residents of Wantage Township.
Table Eight
2000 Employed Persons by Industry
---------------------------------------------------------------------------------------------------Type of Industry
# of Persons
Percent of Total
Occupation:
Management, professional, and
Related occupations
1,597
31.8%
Service occupations
759
15.1%
Sales and office
1,353
26.9%
Farming, fishing and forestry
51
1.0%
Construction, extraction, and
Maintenance
658
13.1%
Production, transportation and
Material moving
610
12.1%
Industry:
Agriculture, forestry, fisheries&
171
3.4%
Mining
Construction
564
11.2%
Manufacturing
566
11.3%
Transportation, warehousing, utilities 184
3.7%
Information
152
3.0%
Wholesale trade
149
3.0%
Retail trade
729
14.5%
Finance, insurance & real estate
247
4.9%
Professional, scientific, management
Administrative, waste management 321
6.4%
Educational, health and
Social services
1,063
21.1%
Arts, entertainment, recreation,
Accommodation & food service
362
7.2%
Other services
286
5.7%
Public administration
234
4.7%
Totals
5,028
100%
-------------------------------------------------------------------------Source: 2000 Census
62
5.11 Proposed Housing Plan:
Wantage Township has examined different COAH approved methods to meet the
assigned housing obligation mandated under the New Jersey Fair Housing Act. The
Township requests COAH approval for a minimum of eighty-one housing units/credits
as shown in Table nine and seeks future credit towards the round three obligation.
A Rehabilitation Program component is proposed for the potential rehabilitation of
forty-six units within Wantage Township. The funds will be generated from existing
developer’s agreements and by a Developer Fee Ordinance. The Ordinance is included in
the Appendix for COAH approval. The Township is requesting credit for twenty-seven
rehabilitated units completed with funds from a DCA Community Block Grant and two
group homes of 8 units with a rental bonus of 4 credits.
Credits are proposed with the new “Buy Down” program and “Apartment Option” for
qualifying families in the region. These options will provide housing opportunities
consistent with the Goals and Objectives of the Housing Plan.
Table Nine
Proposed Housing Plan
------------------------------------------------------------------------------------------------------Pre-Approved Housing Credits (Table Two)
12 credits
Completed 1987-1999 Rehabilitation Credits
27 credits
New Rehabilitation Program
19 credits
Senior housing age restricted in Planned Centers (Zoning)
36 units
Rental Bonus: 3 senior units to1 rental credit
9 credits
New construction in “Planned Centers” (Zoning)
Beemerville Hamlet
3 units
Colesville Hamlet
6 units
Farm Enterprise and Government Services Village
5 units
“Buy Down” Program
+/-1 credit
Regional Contribution Agreement (RCA)
+/-1 credit
Apartment Option
+/-1 credit
Total Number of Housing Units/Credits
+120 units/credits
------------------------------------------------------------------------------------------------------The Township Committee will commit the necessary funds and resources to implement
the Housing Plan over the Statutory Period of six years. Municipal bonding may be
required to meet the housing obligation as planned. A qualified Housing Consultant will
be hired to administer the COAH approved programs. A draft Spending Plan and draft
Ordinances based on COAH Model Ordinances will be included in the submission for
COAH Certification.
63
5.12 Conclusion:
The Wantage Township Housing and Fair Share Plan provides for realistic opportunities
to address and meet the affordable housing goals and objectives of the Master Plan by
providing alternative housing and programs consistent with the Municipal Land Use Law,
COAH Rules and the NJ State Development and Redevelopment Plan. Wantage
Township will request COAH to consider approving the housing units already
constructed, rehabilitated and planned as documented in the Plan.
64
65
SECTION 6
Resource Conservation Element
66
6.00 Resource Inventory
An inventory and analysis of natural features serves as a basis for comprehensive land
use planning and the development of a Proposed Land Use Plan. An inventory was
conducted in order to investigate and document the information necessary to evaluate the
natural capacity for development within the Township of Wantage. The inventory
includes information on surficial geology, surface hydrology, subsurface geology and
wetlands.
6.01 Surficial Geography
6.01-1 Introduction: Plate III, entitled “Natural Features”, was prepared to
inventory the Soil Conservation data into several groups of soils, which display similar
characteristics. In establishing the various soil groups, primary concern centered on the
suitability of the soils to accommodate individual sewage disposal systems.
6.01-2 Seasonal High Water and Flooding: The land considered to have the
least potential for development has been included on Plate III as lands, which have a
seasonal high water table at or near the surface. This category consists primarily of deep,
nearly level, poorly drained organic soils. The soils in the group can be found scattered
throughout the Township but mainly along the Wallkill River, Papakating Creek and
Clove Brook.
Soil Series
Alluvial land
Atherton Loam
Carlisle muck
Fredon loam
Halsey loam
Livingston slit clay loam
Norwich silt loam
Raynham silt loam
Sloan and Walyland silt loam
Swamp
Wallkill silt loam
Whitman extremely stony sandy loam
67
Depth of Water Table
Frequent flooding
Seasonal high water table at surface
Frequent flooding
0-1 foot
Seasonal high water table at surface
Seasonal high water table at surface
Seasonal high water table at surface
0-1 ½ foot
Frequent flooding
Seasonal high water table at surface
Occasional flooding
Seasonal high water table at surface
6.01-3 Seasonal High Water Table: In addition to the group listed above, there
are a number of soil series, which have seasonal high water tables within 1 to 3 feet of the
surface. Since water table depths in this range can represent severe limitation to
individual sewage disposal systems, this group of soil series is important when
considering the carrying capacity of the land. The following soil series display seasonal
high water tables within 1 to 3 feet of the surface.
Soil Series
Albia gravelly loam
Braceville gravelly sandy loam
Chippewa loam
Hero loam
Middlebury loam
Pompton fine sandy loam
Wurtsboro gravelly loam
Depth of Water Table
½-1 ½ feet
1 ½-3 feet
0-1/2 foot
1 ½-3 feet
1 1/2 –2 ½ feet
1-2 feet
1 ½-2 ½ feet
6.01-4 Shallow Bedrock: Soils, which are considered to have shallow bedrock of
a depth of 0 to 3.5 feet below the surface, have been included in a group, which contains
the following soils series.
Soil Series
Nassau rocky silt loam
Nassau rock outcrop complex
Oquaga extremely stony loam
Oquaga rock outcrop association
Rockaway rock outcrop association
Rock outcrop Nassau association
Rock outcrop Rockaway association
Rock outcrop Oquaga association
Wassaic silt loam
Wassaic rock outcrop association
Depth to Bedrock
1-1 ½ feet
------2-3 ½ feet
------------------------------1 ½-31/2 feet
-------
Percent of Outcrop
------15-25%
------10-20%
25-40%
30-60%
70-90%
40-60%
------20-35%
Soils with shallow bedrock are considered to present limitations for the construction of
septic systems. Shallow bedrock is most common south of the Rockport areas, along the
Kittatinny Mountains, Lake Neepaulin and southeast of the Papakating Creek.
Shallow bedrock also represents a limitation to the construction of building foundations,
drainage improvements and roads and, therefore, generally will not support high-density
development.
68
6.01-5 Bedrock: 4 Feet or More: The soil series, which have been mapped in
this group, include those soils, which have a characteristic of a depth of bedrock in excess
of 4 feet and also do not have a seasonable high water table. This group does not include
deep well-drained soils, which will be discussed below. The following soil series are
included in this group are usually considered as suitable for septic systems.
Soil Series
Bath
Chenango
Swartswood
Valois
Washington
Minimum Depth to Bedrock
Greater than 4 feet
Greater than 6 feet
Greater than 4 feet
Greater than 4 feet
Greater than 5 feet
Several of these soils are considered to display moderate limitations for septic systems
when the slope exceeds 15 percent and severe limitations when the slope exceeds 25
percent.
Soils with shallow bedrock are most prevalent in an area, which traverses the township
from the Beemerville area northeast to Quarryville then north to the Van Sickles area.
This group is also prevalent north of Colesville.
6.01-6 Well Drained Soils: Approximately 5000 acres within the township are
well-drained soils. The Hazen and Hoosic soil series are found in areas, which have been
formed by glacial outwash. The well-drained soils consist of stratified sands and gravels
and are characterized by a high permeability rate. The high permeability rate can cause
groundwater pollution hazards if there is insufficient filter material between the leaching
field and the groundwater table.
Proper treatment of individual sewage disposal system waste requires an adequate filter
zone of arable soil. The depth of the arable zone required is a function of the
permeability of the soil. Rapid percolation is common in the well-drained soils, and
therefore additional depth of the filter zone is recommended and required under current
State regulations to avoid pollution of the groundwater.
6.01-7 Flood Hazard Areas: The flood hazard boundaries have been shown on
the Building Constraint Map, Plate VI, and represent the approximate boundaries
established by the Department of Housing and Urban Development on the Federal
Insurance Administration “Flood Hazard Boundaries Map for Wantage Township”. The
flood hazard area represent over 2860 acres of land which have been included in the
seasonal high water and flooding group on the Natural Features Map, Plate III.
69
6.02 Surface Hydrology
6.02-1 Introduction: Hydrology deals with the science of water on the land. In
evaluating the impact of development on the hydrologic cycle, several properties of the
land must be considered to insure the maintenance of proper natural drainage within the
Township. Under optimum conditions a balance is maintained between the amount of
precipitation, which evaporates or transpires from surface water and plants, and that
which runs over the land in the form of storm water runoff or infiltrates to the
groundwater. When the natural features are altered the hydrology of the watershed is
changed. The discussion on surface hydrology is presented to point out the importance of
considering the effects of development on the direct runoff to lakes and streams within
the Township and the potential for soil erosion and sediment pollution of the waterways.
6.02-2 Slopes: Steep sloping land is particularly susceptible to adverse impacts as
a result of development. The clearing and grading normally associated with the
construction of roads, septic systems and structures represents extensive disturbances to
the land in hilly terrain. Slopes, which are inclined away from the horizontal at greater
than 15 percent, are considered lands, which display moderate limitation for high-density
development. The moderate and severe slope conditions in the Township are presented
on Plate IV and the slopes within the Lake Neepaulin area are shown on Plate V. The
area of the Township with the most significant sloping land lies along the westerly
boundary on the Kittatinny Ridge.
6.02-3 Vegetation: Tree cover should be considered when reviewing subdivisions
and site plans, particularly in areas with severe limitations to development. Vegetation
affects storm water runoff in several ways. The foliage and the litter maintain the soil
infiltration potential and transmission rates and are a prime deterrent to direct runoff and
peak discharge. Excessive clearing which is often required during construction in areas
of steep slopes, represents a severe potential for soil erosion and excessive runoff.
6.02-4 Hydrologic Condition: Just as development on sloping lands can cause a
major change in the time of concentration for storm water and greatly affect the rate of
surface water runoff, the soil and its hydrologic condition can cause a major change in the
volume of surface water runoff.
Several factors affect the hydrologic condition of the soil such as: moisture content,
organic content and temperature. Low soil temperature during the winter season
decreases the rate of infiltration and therefore increases the volume of runoff. Rains on
frozen ground may cause the greatest runoff of the year. Winter conditions are a major
concern when proposed storm drainage improvements include detention basins and
drainage swales.
Special consideration should also be made when development is proposed in areas of
high soil porosity (well-drained soils) for these soils of low porosity. Development on
highly porous soils (rapid permeability) causes a greater increase in the amount of runoff
because of the impervious cover associated with buildings and paved parking lots.
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Impervious cover also retards the groundwater recharge capacity of soils with low runoff
potential.
Hydrologic soil groups have been established by the Soil Conversation Service according
to their infiltration and transmission rates and should be referred to during the design of
subdivisions and site plans.
6.02-5 Watersheds: Wantage Township is located entirely within the Wallkill
River drainage basin, which is a tributary of the Hudson River. The major watershed
areas within the township have been delineated on Plate VII and include the Papakating
Creek and the West branch, Beaver Run, and Clove Brook.
More emphasis is being placed on the importance of watersheds in the management of
government programs. The Sussex County Municipal Utilities Authority is developing
watershed policies under the direction of NJDEP as required by the Federal Clean Water
Act.
Wantage Township is included in the Sussex County 208 Planning Area. The 208
agency has established the Papakating Creek as a separated planning area within the
Wallkill River Drainage Basin.
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6.03 Subsurface Geology
6.03-1 Introduction: An inventory of Subsurface Geology has been presented on
Plate IV. The inventory includes geologic formations, the location of glacial outwash
deposits, fault lines, severe and moderate slopes and potential reservoir sites.
6.03-2 Physiography: Wantage Township is located in the western extreme of
the Kittatinny Valley sub-province, which lies between the Kittatinny Mountain in the
west and the Reading Prong of the New England upland section in the east. The
Kittatinny Mountain, which is the highest and most prominent ridge in New Jersey,
extends from the New York border to the Delaware Water Gap. The Shawangunk
Conglomerate forms the ridge, which is the steep southeast face of the Kittatinny
Mountain. This ridge approximates the western boundary of the township.
6.03-3 Geologic Formations: The most extensive formation within the
KittatinnyValley is the Martinsburg formation. Within Wantage Township this formation
accounts for around 88.3 percent of the total township area of 38,370 acres. The
Martinsburg formation within the township is flanked in the east by a Kittatinny
formation, which accounts for approximately 7.7 percent of total area. The Martinsburg
is flanked in the west by the Shawangunk and Nephelite Syenite Igneous rock formation,
which account for approximately 4 percent of the township. The geologic formations are
all situated in a north-to-south orientation.
Overlaying portions of the Martinsburg and Kittatinny formations are numerous stratified
glacial drift deposits, and unstratified glacial drift deposit and a recessional moraine. The
most extensive stratified drift deposits consist of valley trains along the Papakating
Creek, the West Branch of the Papakating, Clove Brook and the Wallkill River. The
stratified drift deposits account for approximately 4,030 acres. The unstratified drift and
recessional moraine deposits account for only 540 acres. These deposits are the result of
the glaciers, which advanced into New Jersey three times during the Quaternary Period
known as the Ice Age.
The most significant glacial deposits in Sussex County occurred during the most recent
glacial period, which was the Wisconsin time. A radiocarbon date (RCD) sample taken
from a peat bog in the recessional moraine in the Kittatinny Mountain around 1968 was
used to determine the approximate period when the glaciations occurred and it was found
that the sample was dated at 6260 + years B.P.5 The general area where the RCD sample
was taken is shown on Plate IV.
Stratified drift deposits are usually an excellent source of water. The amount of well data
available is limited, however, the reported yields range from 14 to 150 gallons per minute
(g.p.m.).
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6.03-4 Martinsburg Formation: The Martinsburg formation is an intensely
crumpled and faulted sequence of shale, slate, sandstone, and calcarous siltstone. The
Martinsburg formation has no primary porosity or permeability except in some of the
sandstone beds. Nearly all the groundwater is contained within fractures. According to
Bullein 73 of the Department of Environmental Protection, entitled “Geology and
Groundwater Resources of Sussex County and the Warren County Portion of the Tocks
Island Impact Area”, written by Mr. Joseph Miller, Jr., the domestic wells in Wantage
Township range from one-half gallon per minute (g.p.m.) to 100 g.p.m. with an average
of 10 g.p.m. and a median of 5 g.p.m.6 A review of well data for 73 wells within the
Lake Neepaulin area indicated that this Martinsburg formation area conformed to the
Township norm with an average yield of 9.3 g.p.m. and a median of 5 g.p.m.
6.03-5 Kittatinny Formation: The Kittatinny formation like the Martinsburg
formation has no primary porosity or permeability. Groundwater has to move through
joints, fractures, and solution cavities within the rock. The solution cavities or channels
are distributed in an irregular pattern, which is difficult to predict. Wells, which intercept
a solution, channel can produce a large quantity of water. On the other hand, wells,
which encounter relatively unfractured limestone or dolomite will have low yields.
According to Mr. Miller, groundwater in the Kittatinny formation is found under both
water table and artesian conditions. The most successful wells have intersected large
caverns between 50 and 300 feet. Below 600 feet the chances of obtaining a good supply
from the Kittatinny formation is generally slight. Wells drilled in the Kittatinny
formation in Wantage Township range from 2 g.p.m. to 50 g.p.m. with an average of 18
g.p.m. and a median of 15 g.p.m. 7
6.03-6 Nepheline: The Beemerville Nepheline Syenite is an igneous rock
formation exposed between the Shawangunk Conglomerate and Martinsburg shale along
the base of the Kittatinny Mountain. According to Mr. Joseph Miller, Jr. this formation is
the largest intrusive body of its type in the eastern United States. Intrusive bodies are
those, which have been forced, while molten or plastic, into fissures or between layers of
other rock. Also included in the Beemerville area are several volcanic plugs, which have
been mapped as Volcanic Breccia (volcanic rock containing angular particles). These
formations are unique in that they are only found in Wantage Township within Sussex
County. The Nepheline Syenite and Volcanic Breccia are not significant as water bearing
formations and no well data is available.
6.03-7 Jacksonburg Formation: During the Ordovicion Period Jacksonburg
Limestone was deposited on the top of Kittatinny sediments by the sea. After the
Jacksonburg was deposited, the region was gradually uplifted and the seas retreated from
New Jersey. During this period of uplift, the exposed land was slowly worn down by
erosion. The Jacksonburg formation within Sussex County is not a significant formation
and two lenses can be found wedged between the Kittatinny and Martinsburg formations
in the southeastern corner of the township.
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6.04 Aquifer or Groundwater Recharge:
Groundwater recharge is the remaining precipitation that enters or permeates into
the soil after evapo-transpiration and runoff. There are several factors that impact the
amount of recharge. The first is climate; during periods of drought more rainfall runs off
as surface water or is transpired into the atmosphere. The second factor relates to the
season of the year. The typical growing season for the region is May until frost in late
September. This is the time period when evaporation and transpiration absorb a larger
share of the precipitation. High seasonal natural recharge occurs between late fall and
early spring when the vegetation is dormant and the ground frozen. The third factor is
vegetative cover, which dictates along with the soil type the rate of infiltration and
percolation of water into the soil profile. Pastureland, fields and forested land slow the
rate of runoff to permit soil to absorb the water recharging the groundwater.
Groundwater storage relates to the porosity, permeability and pore space size. A good
yielding aquifer has 10% to 40% of its volume in saturated pore space. Soils high in silt
and clay contain a lot of small pore space. This condition retains the water, but presents
practical difficulties in recovering the water in a well.
The water quality of the existing ground water in the undeveloped land areas is
exceptional. The environmental experts have expressed concerns with residential lot
densities of less than 4 acres. The “New Nitrate Modeling “ by NJDEP recommends a
nitrate concentration of 1.6 to 2.0 for large undeveloped land areas to maintain the
existing water quality. The gross housing density to achieve this recommended standard
ranges from 4 to 7 acres per lot depending on geologic and soil conditions.
These factors and others directly impact the availability of ground water for domestic and
commercial use. The Building Constraints section quantifies water supply and several
other factors in evaluating the suitability and sustainability of development under various
conditions. The relative potential residential density must be considered to allow for
proper development while protecting the existing residents and establishing a sustainable
and viable community with an adequate water supply.
The residents of Wantage Township have experienced well failure during periods of
drought. The Township has documented the locations. There is no distinct pattern due to
the unpredictability of the Martinsburg formation, which covers a significant area of the
Township. The conclusions in the Resource Element provide a foundation for the Land
Use Element in the determination of the appropriate density for each Land Use District.
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6.05 Building Constraints:
The conclusion of the Natural Resource Inventory is presented in graphic form on
the Building Constraints Map, Plate VI.
This map has taken into account the land characteristics presented in the Natural
Geologic Features Map, which exhibit a limited natural capacity to support development.
The most significant consideration has centered on the capacity to support individual
sewage disposal systems (septic systems).
The preceding discussions on soils and their septic suitability show that a large segment
of the township is limited to varying degrees in its capacity to support its capacity to
support high-density development. The data presented cannot, in itself, substitute for
actual field investigations to determine the on-site conditions of the land. However, the
data serves to point out potential problems and can be most useful in helping the
township to evaluate the future land use proposals.
Well-drained soils generally represent areas of direct aquifer recharge, which are
susceptible to groundwater pollution because of the porous structure of the soil. It is of
prime importance to protect the continued quality of the potable water supply within the
Township.
The available groundwater within the township is limited and both the
Department of Environmental Protection (Bulletin No. 73) and the County Master
Plan have recommended limited development in the Martinsburg and Kittatinny
formations in order to insure an adequate water supply during periods of drought.
The geologic formations have not been depicted on the Building Constraints Map
because the entire township is located over generally poor water-bearing strata. It should
be pointed out, however, that the areas shown as well-drained soils, particularly the
stratified drift deposits, represent the areas of highest potential for good well yields
within the Martinsburg and Kittatinny formations.
An analysis of the well yields throughout the township revealed that there was a great
deal of inconsistency throughout the township with many good wells existing in areas
normally considered to have poor water bearing capacity. Data was limited on the wells
within the area bounded in the west by Central School Road, Unionville Road, and Clove
Road and bounded in the east by Lott Road. The yield from the reported wells in this
area indicates that groundwater is less available than in the Martinsburg formation below
Route 23.
The Land Use Element of the Master Plan utilized the data presented in the Natural
Resource Inventory as a major factor in determining the Land Use Districts to establish
the carrying capacity of the land and to manage residential and commercial development
based on the Goals and Objectives of the Plan.
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The following minimum residential lot sizes are recommended based on the fact that the
majority of the underlying geologic formations have a limited potential to provide an
adequate water supply and maintain water quality to sustain development. The
recommended lot size has been computed by estimating the average water availability,
the results of the “New Nitrate Dilution Modeling”, the probable percolation rate,
overlying soils and the cumulative effect of development in Wantage Township and
Sussex County. This recommendation is based on the findings and facts outlined in the
NJDEP Bulletin 73 titled “Geology and Ground Water Resources of Sussex County and
the Warren County portion of the Tocks Island Impact Area”, authored by Joseph W.
Miller Jr. Principal Geologist and dated January 1974 and the current research from
NJDEP. The recommended residential density in the “Environs” is 1 housing unit
per 5 acres.
6.06 National Wetlands Inventory/Wantage: The national wetlands inventory has been
overlaid onto the lots base map of Wantage Township to show the impacts of on the
carrying capacity of the land in relation to land use potential.
The New Jersey Department of Environmental Protection administers the state and
federal laws governing the development, disturbance or mitigation of wetlands in New
Jersey. The process of evaluating and determining wetlands will not be apart of this plan.
The information provided can be used as a guide in determining broad impacts on land
use. Individual properties are examined with on site inspections and the information is
reviewed by the NJDEP as part of the development process.
The Resource Element has been updated by the author from the original document
prepared by Harold E. Pellow & Associates, Inc. of Augusta New Jersey dated 19771978.
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Resource Conservation Plans
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SECTION 7
Circulation Element
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7.00 Circulation Element
The purpose of the Circulation Element of the Master Plan is to review the efficiency of
the roadway system in the context of existing and future vehicular, bicycle and pedestrian
traffic and the Land Use Plan. The current primary mode of transportation is the
automobile used for commuting to work, shopping and personal use. Public
transportation by bus is available in Sussex Borough through Sussex County. Goods and
services are transported in various sized trucks and trailers, which utilize the county
routes and the state highways.
The roadway system functions within the historical Sussex County rural road network
with State Highway 23 and 284 as the main routes north and south. The commuter traffic
from New York State and Pennsylvania can have negative impacts on the Township.
There is significant weekend traffic from leisure and recreation users, which is typical for
communities in Sussex County. Land uses along the main routes should be reviewed and
modified to reduce and prevent multiple vehicular access points. This will lessen the
impacts on the current and future traffic flow.
7.01 Roadway Classification
Roadways or streets are classified by function as a graduated system of traffic flow.
Federal and State roadway system standards are designed to provide a safe, efficient
traveled way for the motoring public. A general street hierarchy has been provided below
to establish a basis for future planning purposes. The following chart has been taken from
the Transportation and Land Development, Institute of Transportation Engineers, 1988
Functional Roadway Classification of Roads
Freeway
Primary function is to serve through traffic and provide high-speed
mobility. Access provided from major streets at interchanges. Limited or
no access to abutting land uses.
Major
Arterial
Intended to provide a high degree of mobility and serve longer trips than
minor arterials. Principal function is movement, not access. Should be
excluded from single-family residential use areas.
Minor
Arterial
Interconnects and augments the major arterial system. Accommodates
trips of shorter lengths. Operating speeds and service levels are lower than
major arterials. Should be excluded from identifiable residential
neighborhoods.
Collector
Major
Collector
Provides both land access and movement within residential, commercial
and industrial areas. Penetrates but should not go through residential
neighborhoods.
Primary function is to collect and distribute traffic between local streets
and the arterial system.
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*Minor
Collector
Primary function is to provide land access.
*SubCollector Primary function is to provide inter-neighborhood traffic movement.
*Local
Primary function is to provide land access and can exist in any land use
setting. Movement is incidental and involves travel to and from a collector
facility.
* Indicates roads that may be under the New Jersey Residential Site Improvement
Standards (RSIS).
7.02 Roadway Classification Analysis
The function and intensity of the older state highways and county roads in New Jersey
has changed in recent decades because of the increased development in rural areas.
Significant residential growth has occurred in Eastern Pennsylvania with the employment
centers in eastern New Jersey and New York City. Public investment for improvements
to increase capacity and efficiency or added alternate modes of transportation has not
occurred in conjunction with the new land development.
State Highway Route 23 should function as a Major Arterial because of the capacity and
commuter use. The current road design, configuration and access to land cause Route 23
to function as a Collector or Major Collector in Wantage Township. The result is daily
traffic congestion and gridlock at intersections. The multiple access points to the existing
commercial properties increases vehicle conflicts disrupting the free flow of traffic
needed to maintain the capacity on the road. The efficiency of the highway is
compromised further by passing through Sussex Borough a historic center, which
functions similar to a local road. The road length of State Highway 23 in Wantage
Township is 11.78 miles.
Route 284 is a minor Arterial by use connecting New York commuters to Route 23. The
rural land use pattern with farms and low-density single-family homes conflicts with the
road classification. The road length is of State Highway 284 is 7.07 miles.
The Sussex County roads are indicted with a three-digit number in a pentagon on the
Traffic Development Plan. The County roads are classified as Collector or Major
Collector as shown below.
1.
2.
3.
4.
5.
6.
Route
Classification
Route 519 – Major Collector.
Route 565 – Major Collector.
Route 628 – Collector.
Route 629 – Collector.
Route 635 – Collector.
Route 637 – Collector.
Road Length
8.83 miles
5.53 miles
2.77 miles
0.84 miles
2.42 miles
2.35 miles
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7. Route 639 – Collector.
8. Route 642 – Collector.
9. Route 649 – Collector.
10. Route 650 – Major Collector.
11. Route 651 – Major Collector.
1.42 miles
0.97 miles
1.75 miles
5.34 miles
4.61 miles
Total length of the County Roads in Wantage Township is 36.83 miles.
7.03 Township Road System
The Township has a network of roads that interconnect the county roads to complete the
road system. The roads are classified as local or sub-collector, which connect
neighborhoods. The Council has adopted a 10 – Year Capital Improvement Road Master
Plan Update prepared by Harold E. Pellow & Associates Inc. dated December 13, 2000.
The Plan serves as the basis for decisions made by the Council and Land Use Board
concerning transportation and capital improvements. The Plan includes an oil and stone
program, bituminous concrete resurfacing program, reconstruction program, safety
program and an engineering design program.
7.04 Traffic Development Districts
The Township has examined and implemented a Traffic District Plan to require fair share
contributions for road improvements and maintenance based on development impacts.
The Plan provides a Street Directory, delineation of the Districts and a road classification
including State, County, Township and private roadways. The Traffic Development
District concept establishes a consistent application to minimize local neighborhood
traffic impacts.
The concept furthers the Purposes of the Municipal Land Use Law N.J.S.A. 40:55D-2A.
“ To encourage municipal action to guide the appropriate use or development of the land
in this State, in a manner which will promote the public health, safety, morals and general
welfare.”
7.04 Other Modes of Transportation
The Sussex County Board of Freeholders provides a few public transportation
alternatives including limited bus service, transportation for the elderly and the disabled.
Sussex County is the only county in New Jersey without public transportation supplied
directly by New Jersey Transit. The Lakeland Bus Company does provide some service
to Sussex County. Additional information is available at the Sussex County Planning
Department.
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Traffic District Plan
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SECTION 8
Community Design Element
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8.00 Community Design Guidelines
Residential, Commercial and Industrial District Design Standards:
8.01 Purpose
Development Design Standards establish safe functional development with a scale and
character consistent with the rural features and rural American architecture at residential
scale. New development and properties under redevelopment shall adhere to the intent
and purpose of the Development Design Standards. The Standards provide a framework
to ensure sound planning and site design that further the purposes of the Municipal Land
Use Law and promote the protection of the public health, safety and general welfare in
Wantage Township.
8.02 Commercial and Industrial Design Standards
8.02-1.
Site Design-Spatial Requirements
a. The organization of buildings, streets, drives, parking areas, walks, service
areas and other site components shall have a functional relationship and be
compatible with existing topography, site features and adjacent areas.
b. Alignment of buildings. The alignment of the major access of a building shall
be related to the orientation of adjacent buildings and street.
c. Physical site elements such as accessory buildings, fences, walls, tree grates
and other plantings shall relate from one parcel to another to provide overall
visual continuity within the “planned centers”.
d. Building Setbacks from the street shall form a continuous building wall.
Varied setbacks may be introduced in an overall development plan approved
by the Land Use Board after specific findings of the Board
e. Exterior public spaces are encouraged and shall be arranged to provide a
defined sense of enclosure at a human scale
f. Large tracts of land shall be designed in a campus-like setting with common
access driveways and entrances. The buildings shall relate functional and
aesthetically to the land and each other consistent sound planning principles.
8.02-2. Architectural Requirements: There shall be a consistent rural American
architectural theme at a residential scale. Site features shall relate to the general
theme including signs, light poles and fixtures, benches, trash receptacles and
other elements.
a. Materials, Texture and Color. Materials for new construction shall be similar
to the types of and textures of materials in the area. Renovations, restoration
and maintenance work should match existing materials and relate to the
American architectural theme.
b. Architectural Elements and Features. Architectural features, including but not
limited to, cornices, windows, doors and trim, prevailing in the immediate
area are important. Details and architectural elements shall reinforce the
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established architectural theme and shall be included in drawings submitted
for review by the Land Use Board.
c. Continuity of Architecture and Site Details. The design continuity and
ornamental metal work, steps, walkways, planting beds and landscaping are
especially critical to the character of the “planned centers”.
d. Mechanical Equipment and Roof Projections. Exterior mounted mechanical
and electrical equipment, exposed to public view shall be architecturally
screened. Roof mounted equipment and projections should be painted the
same color as the roof.
e. Building Massing and Scale
1. A human scale shall be achieved at ground level and along
street frontages and entryways through the use of windows,
arcades, porches, doors, columns, canopies and architectural details
such as cornices, window and door trim, transoms, etc.
2. Building facades shall be articulated with a base, a lower and
upper facade and capped with a cornice; and/or a roof element. All
visible facades of any proposed building must be treated with
architectural materials, which shall consist of brick, finished masonry,
stone, wood or combination thereof, based on commonly accepted
architectural details, or other materials approved by the Land Use
Board.
3. Roofs. All buildings shall have pitched roofs, except where
technical considerations require a flat roof. Roof shape
(flat, hip, mansard or gable) and material shall be architecturally
compatible with the rest of the building.
4. Individual commercial retail and office buildings shall be
designed to reflect a pedestrian scale of a typical local Main Street
shopping area.
5. Each facade must be treated architecturally, not just the main
entrance facade. The entire front, sides and rear of the building shall
be coordinated in compatible colors and materials. Street facades, in
the public view, shall receive the greatest architectural emphasis.
6. All buildings shall also be harmoniously related to the existing
and proposed road network and other civic spaces. Pedestrian linkages
to adjacent neighborhoods are required.
8.02-3 Parking/Circulation
a. Shade trees shall be provided along the streets and in parking areas. All trees
in parking areas impacting vehicular traffic shall have all branches removed
below 7 feet to assure good sight distance.
b. Interior parking lot islands should be designed so as to channel traffic in
accordance with an approved circulation design. Suitable landscape buffers
shall be incorporated in the parking islands.
c. Shared parking arrangements should be encouraged with adjacent commercial
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uses and existing parking areas of non-commercial uses.
d. Perimeter landscaping is required to buffer and enhance the appearance of the
parking areas.
e. Utilize concrete pavers to define pedestrian spaces and cross walks. This will
provide a human scale, while enhancing safety.
f. Large expansive parking lots are strongly discouraged in the front yard of
commercial properties.
8.02-4 Signs and Graphics
a. The design of a sign shall be subservient to, and consistent with, the
building or use it serves. In general, signs shall be smaller than those in a
typical commercial center. Signs shall be compatible with the architecture
and details of the building, oriented to pedestrians.
b. Where a building or buildings are developed together and require several
different signs, they should be similar in size, materials, colors and lettering.
The Applicant shall submit to the Land Use Board for approval a
comprehensive sign plan showing the size, configuration, location, color and
letter style proposed for each sign.
c. For shops and stores, recommended signage shall be graphically consistent
with the cultural theme of the business with the sign routed out of wood or
applied to a neutral background over the store window area. Hanging signs
shall be permitted at a minimum height of 8 feet. Letter size shall be
subordinate to the background. Lettering should not conflict with the building
architecture.
d. No more than 3 colors for background, lettering and emphasis and no more
than two typefaces shall be permitted for any sign.
e. Signs must be located at the places of business to which they refer.
g. A sign shall not obscure, conflict with, or cover any architectural detail (i.e.
cornice), and must be aligned with major building elements, such as window,
trim and structure lines.
g. Signs on canopies or awnings should be permitted, but limited to 12” letters.
h. Window signs should be controlled and counted in the permitted sign area.
i. Neon signs should be limited.
8.02-5 Streetscape Criteria
a. Decorative lighting should be installed along the streets to provide lighting for
the pedestrians and to establish a vertical architectural element.
b. Sidewalks should be maintained in good condition with depressed curbs for
strollers and ease of walking. A 12 to 15 foot wide sidewalk should be
maintained in front of retail stores and restaurants. Properly designed outdoor
dining/cafe areas would enhance the atmosphere of the streetscape.
c. A utility strip of concrete pavers should be installed between the curb and the
sidewalk at a width of 2 to 4 feet to define the district and to provide a safer
walking surface. This will create an area for trees and utilities to be located to
permit efficient maintenance.
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d. Site furniture including benches, planters and trash receptacles will establish
a character and human scale for the businesses and their patrons.
e. Crosswalks should be emphasized to establish a safe walking environment.
8.02-6 Landscape Standards:
a. Landscape Plans should be prepared by a New Jersey Certified Landscape
Architect for all non-impervious developed areas of the site.
b. Front setback or yard areas shall be planted with a mix of shade trees,
ornamental trees, evergreen trees and shrubs on a sculptured landscape berm.
c. Vehicular entrances shall receive a special landscape treatment to emphasize
the entrance, while ensuring a sight distance for safety purposes.
d. Preservation of specimen trees shall be considered during the site planning
process. Preservation methods shall be submitted and approved by the land
Use Board.
e. Foundation plantings are encouraged to enhance the building architecture.
f. Native plant species are encouraged.
g. Landscape berms shall be designed to be compatible with the drainage plans
for the site.
h. Landscape buffers shall be required to separate incompatible uses. A
combination of evergreen trees, plants, berms, walls and fences are
recommended.
i. All parking areas shall be properly landscaped and screened to maintain the
rural character of Wantage Township.
j. All garbage and recycling areas shall be screened and landscaped.
8.03 Residential Design Standards: The Design Standards apply to multifamily structures to ensure, that the development advances the purposes of the Municipal
Land Use Law and the Goals and Objectives of the Master Plan.
8.03-1 Site Design-Spatial Requirements:
a. The organization of buildings, streets, driveways, parking areas and other
site components shall have a functional relationship and be compatible
with existing site features and adjacent areas.
b. Alignment of buildings. The alignment of building access shall relate to
the orientation the adjacent buildings, street and parking areas.
c. Site elements such as fences, walls, lighting, landscaping shall relate to the
adjacent parcels to establish a visual continuity in the Township.
d. Recreation areas, public space and open space shall be designed to interrelate with adjacent parcels and shall be arranged to advance the Goals of
the Master Plan.
8.03-2 Architectural Requirements: The building architecture shall have a
consistent rural residential character architectural theme complimented by
site features and elements.
a. Exterior materials and finishes shall consist of horizontal siding, brick,
stone and other traditional materials of early American architecture.
b. Roofs shall have a pitch of not less than 7/12. Rooflines shall be broken
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by gables, dormers, architectural chimneys, etc.
c. Multi-family dwellings shall have a patio or balcony of at least 30
square feet per unit with visual screening for privacy.
d. Interior and exterior storage shall be provided for garbage, bicycles,
barbecues, etc.
e. Housing units shall be arranged to assure safety and security for the
residents and visitors.
f. Mechanical equipment shall be screened from view and located away
from bedrooms.
8.03-3 Parking /Circulation and Landscaping: Refer to the Commercial and
Industrial Design Standards and the Residential Site Improvement Standards
for the requirements.
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SECTION 9
Master Plan Recommendations
9.00 Master Plan Recommendations
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9.01 Land Use Plan Recommendations:
1. Establish zoning and development ordinances to implement the
“Planned Hamlets and Village Center Plans”.
2. Establish a Government Use Zone to include all public and quasipublic land to manage and insure proper future land use.
3. Seek assistance from the State and County Agricultural Boards to
implement the Farm Enterprise Village concept. This should include a
regional creamer (Jersey Fresh Milk), a farmer’s market and country
craft center, a farm education and demonstration center tied to local
farms.
4. Encourage preservation of additional farmland through easement
purchase and innovative subdivision design.
5. Adopt ordinances to implement the gross density and subdivision
alternatives in the “Environs” consistent with the Master Plan.
6. Adopt a Zoning Map consistent with the Land Use Plan.
9.02 Housing Plan Element Recommendations:
1. The Township should continue to purse Certification of the Housing
Element and Fair Share Plan with the Council on Affordable Housing.
The Land Use Board must recommend the submission to the Township
Committee. The Township Committee must hold a public hearing and
vote to submit the Plan to the COAH.
2. The housing diversity recommended in the Land Use Plan should be
implemented.
9.02 Resource Inventory Element Recommendations:
1. The Land Use Board should continue to utilize the Resource Element
as an information resource to review site plan and subdivision
applications.
2. The Land Use Board should monitor the proposed changes in the
regulations concerning Water Quality and Quantity, Watershed
Management, Stormwater Management, Wastewater Management and
Wetlands. The changes will have an impact on future development
applications.
9.03 Circulation Element:
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3. Continue to implement the Traffic Development District Plan and road
maintenance plan as part of the Capital Plan approved by the Township
Committee.
4. Encourage other modes of transportation including bus service, and
bicycle and walking paths within and to the “planned Hamlets and
Villages”.
9.04 Community Design Element:
1. Incorporate community design standards into the Land Development
Ordinance to encourage sustainable livable and safe communities of place.
2. Establish “gateways” or entrances on the major roadways into the
Township to create a sense of arrival and community identity.
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