Weymouth Township Master Plan

Land Use Element

DRAFT

December 2009

Weymouth Township Master Plan Land Use Element

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The Land Use Plan Element is one of the components of a municipal Master Plan

required by the New Jersey municipal land use law. Along with a statement of Goals,

Objectives and land use Policies and a housing element, the Land Use Element forms the

core of the Master Plan and provides the foundation for other voluntary master plan

elements.

The Land Use Plan Element is prepared pursuant to N.J.S.A. 40:55D-28(b)(2), which sets

forth the following four requirements for a municipal Master Plan: (a) a statement

relating the Land Use Plan Element to the Master Plan’s overall goals and policies to its

other elements, as well as natural conditions of the land; (b) the existing and proposed

location, extent and intensity of development of land to be used in the future for varying

types of residential, commercial, industrial, agricultural, recreational, educational and

other public and private purposes or combination of purposes; and stating the relationship

thereof to the existing and any proposed zone plan and zoning ordinance; (c) the existing

and proposed location of any airports and the boundaries of any airport safety zones; and

(d) an explanation of the population density and development intensity recommended for

the municipality.

The Land Use Plan Element sets the framework for, and incorporates, the land use

implications for all of the other elements of the Master Plan. It establishes polices for the

long-term physical development of the municipality and translates the community’s

vision into a physical pattern that guides the general location of various types of land

uses. The Land Use Plan Element also includes goals, polices, and action items that are

necessary to achieve the long-term future desired by the community. It is utilized to

guide the Township’s local decision making and will be implemented through the

Township’s Zoning Ordinance and Map, as well as other land development regulations.

As identified through public workshops held during the recent Master Plan Re-

Examination process and during the development of the Master Plan’s statement of Goals

and Policies, there are a variety of issues facing the Township. These issues range from

conservation of existing natural resources, to revitalization of the villages of Belcoville

and Dorothy, to preservation of the quality of life of the Township, to creating a

harmonious co-existence between residential and small-scale agriculture. This Plan has

been designed to provide the framework and flexibility necessary to address these and

other issues.

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agricultural uses.

compatible with the environment will be assured and negative impacts on individual

sites and community infrastructure will be minimized.

income and age level needs as well as to preserve established residential areas.

existing residential areas.

The Weymouth Township Planning Board developed a public process that was designed

to solicit a diversity of input into the process of development of this Land Use Element.

In order to guide the work with the consulting planning professional, a committee

composed of the following people was established:

Eileen Miller, Chair, Planning Board

Sharon Van Duyne, Chair, Zoning Board of Adjustment

Jim Pridgeon, Chair, Environmental Commission

Jill Baxter, Planning Board Member

Karen Giffin, Planning Board Member

A series of public meetings were held by the committee over the course of the summer

and fall of 2009. Two public presentations were made to the full Planning Board and the

recommendations of the committee formally transmitted to the Planning Board on

January 13, 2010.

Pinelands Comprehensive Management Plan

Over eighty two percent of the land area of the Township is located within the New

Jersey Pinelands Management Area. This area is comprised of 6,425 acres out of the

total land area in the Township of approximately 8,064 acres. In addition, approximately

73% of the population and 72% of the housing units are located within the Pinelands

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zone (source: New Jersey Pinelands Commission). The Pinelands Village of Dorothy

allows for residential and commercial development on a minimum lot size of five acres.

The remaining portions of the Pinelands portion of the Township are designated as Forest

zones with lot sizes ranging from ten acres up to twenty five acres per residential unit.

Very recently, the Pinelands Commission has stated that it will review the conservation

and development designations with the municipalities under its jurisdiction based upon

an Ecological Integrity Assessment conducted by the Commission. The Commission has

also begun implementation of new clustering schemes for future residential development

within in portions of the Pinelands as well. This Land Use Element is designed to

provide guidance in the designation of areas for development and for open-space set

asides as a result of potential clustering provisions in future zoning ordinance changes.

Wild & Scenic River System

The Township joined with other municipalities and the National Park Service to

cooperatively protect and manage the Great Egg Harbor River as part of its designation

into the National Wild and Scenic Rivers system. A significant portion of the area of the

township that is not within the Pinelands management area falls within the River

Management zone.

Coastal Area Facilities Review Act

The portion of the Township located immediately adjacent to the Great Egg Harbor River

falls within the Coastal Area Facilities Review Act (CAFRA). This legislation provides

for regulation of development within the state’s coastal areas by the New Jersey

Department of Environmental Protection. Through a series of performance standards and

density restrictions, new development along the Great Egg Harbor River is regulated by

this program.

Council on Affordable Housing (COAH)

On November 22, 2004 COAH adopted its third round methodology and rules, which are

effective December 20, 2004. These rules were revised and became effective June 2,

2008. This new methodology required the Township to undertake a review of the

housing element and fair share plan. Components of the new methodology include

“growth share” and “rehabilitation share”.

development, with affordable housing units allocated based on the number of dwelling

units built and the number of jobs created in the Township based on the square footage of

non-residential development. The third round includes the period 1999 through 2014.

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The Township updated its Housing Plan Element in 2006 in response to the third round

rules.

Location and Background

Weymouth Township is located in western Atlantic County, New Jersey and represents

the remaining portion of what had once been a very large political subdivision consisting

of nearly one third of the area of the entire county. With a formal history dating from the

year 1694, Weymouth Township spawned a number of newer municipalities such as

Hamilton Township, the City of Estell Manor, and Corbin City.

Today the Township is principally comprised of the two villages of Dorothy and

Belcoville along with mostly low density and undeveloped areas lying between these

centers.

Township had a population of 2,257 residents as captured by the United States 2000

Census. This population was housed in a total 909 housing units.

Physical and Environmental Features

Weymouth Township contains a diversity of very important natural features that include

the Great Egg Harbor River, South River, rare, threatened and endangered plant and

animal species, extensive forests, groundwater resources, and various forms of

agriculture. The municipal Environmental Commission has completed a Natural

Resource Inventory for the Township which identifies and examines the geology,

hydrology, soils, vegetation, wildlife, threatened and endangered species and other areas

of local, regional and national ecological significance found within the Township.

The detailed information contained within the Natural Resources Inventory (NRI) is

extremely useful in helping the Township identify and protect its significant natural

resources. This is especially true with respect to site-specific development proposals or

with respect to the identification of land parcels that might be suitable for open space

protection. However, the NRI can also be used on a broader scale to use as a basis for

Township-wide planning. Areas that clearly present either constraints to future

development or opportunities for preserving large, intact natural systems can also be

derived from the NRI.

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Another source of data that is important to understanding the environmental constraints

for development within the Township is the Ecological Integrity Assessment prepared by

the New Jersey Pinelands Commission.

Among some of the most important large scale natural and physical features that affect

future land use are the presence of wetlands, high quality river systems, soil type, the

presence of rare species habitat and large intact forests.

Weymouth Township contains a diverse complex of freshwater and coastal wetlands.

Approximately twenty three percent of the Township is comprised of wetlands that are

chiefly associated with the two major river systems that pass through the Township.

Over 35 miles of river, stream and unnamed tributaries include the Tuckahoe River,

Stephens Creek, Cedar Brook, South River and the Great Egg Harbor River.

Wetlands serve many important functions. They provide flood storage and stream flow

attenuation during wet periods and sustain stream flow by releasing stored water during

dry periods. They filter out pollutants in stormwater runoff, thus protecting water quality,

and they provide habitat for important species of plants and animals. New Jersey's major

wetlands are found on the U.S. Fish and Wildlife's National Wetlands Inventory aerial

maps, county soil surveys, and New Jersey Department of Environmental Protection’s

more detailed wetlands maps. A more accurate wetlands delineation can be obtained from

specific site visits, when wetlands can be identified by vegetative, soil, and hydrologic

features.

The Weymouth Township Environmental Resource Inventory contains detailed maps of

wetland areas in the Township that are based upon the New Jersey Department of

Environmental Protection data source. The New Jersey Pinelands Commission and the

New Jersey Department of Environmental Protection (NJDEP) regulate the disturbance

and protection of wetlands.

Within the portion of the Township that falls outside of the Pinelands Protection Area,

wetlands are protected by two major state laws. The N. J. Freshwater Wetlands Act

defines a wetland as an area that is inundated or saturated by surface water or

groundwater at a frequency and duration sufficient to support a prevalence of vegetation

typically adapted for life in saturated soil conditions, commonly known as hydrophytic

vegetation. The state classifies wetlands into three (3) categories: Exceptional wetlands

include those which discharge into trout production waters or those which support habitat

for threatened or endangered species. Ordinary wetlands include certain isolated

wetlands, detention facilities, and drainage ditches. Intermediate wetlands are all

wetlands that are not defined as exceptional or ordinary. Exceptional and intermediate

wetlands must have a buffer, or transition area, within which any disturbance is regulated

by the NJDEP. Buffers range from 25 ft. to 150 ft. around NJDEP-regulated freshwater

wetlands.

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In coastal areas under the jurisdiction of the Coastal Areas Facility Review Act

(CAFRA), tidal wetlands are protected by the 1970 Wetlands Act. This act requires a

300 ft. buffer around tidal wetlands.

Freshwater wetlands within the Township that fall within the Pinelands Protection Area

are regulated by the NJ Pinelands Commission and require a 300 ft. buffer around

wetland within which disturbance due to development is not permitted.

The Township Natural Resource Inventory provides a summary of the various types of

wetlands found within the Township.

Wetland Type Acreage

Agricultural Wetlands (Modified) 3.09

Atlantic White Cedar Swamp 51.63

Coniferous Scrub/Shrub 12.78

Coniferous Wooded Wetlands 239.82

Deciduous Scrub/Shrub 166.50

Deciduous Wooded Wetlands 240.41

Mixed Forested Wetlands (decid) 202.83

Mixed Forested Wetlands (conf) 162.43

Mixed Forested Scub/Shrub (decid) 138.08

Mixed Forested Scrub/Shrub (conf) 37.01

Saline Marshes 251.61

Other Wetlands 28.44

map, the majority of wetlands in the Township are found in the eastern portion of the

municipality associated with the South River and in the western most section of the

township in association with the Tuckahoe River.

The geology of a region is the supportive base for soils, vegetation, and water. There is a

complex interrelationship between the geologic environment and an area’s natural

resources. Weymouth Township is entirely composed of the geologic features generally

associated with the Outer Coastal Plain of New Jersey.

Certain soil types are associated with periodic flooding and erosion. Alluvial soils are

subject to periodic flooding and have a low depth to seasonal high water table.

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Weymouth Township has areas with alluvial soils. These include: Atsion Sands,

Berryland Sands, Lakehurst, and Manahawkin Muck. These soils types provide

significant constraints for development.

constraints. The location of these soils is very closely aligned with the surface waters and

The New Jersey Office of Natural Lands Management within the Department of

Environmental Protection maintains the Natural Heritage Data Base --- a compilation of

known occurrences of rare species. This data base lists twenty species of plants,

herptiles, songbirds, and raptors that occur within Weymouth Township and which are

considered rare from a global, federal, or state perspective. Much of this information,

while valuable from a standpoint of review for site-specific development proposals, is not

as useful as a robust tool for planning land use on a municipal-wide scale. This list of

In an effort to provide information to guide land use planning in the protection of the

habitat for rare species, the New Jersey Department of Environmental Protection,

Division of Fish & Wildlife, developed the Landscape Project. This effort has been

designed to provide users with peer-reviewed, scientifically sound information that is

easily accessible and can be integrated with the municipal land use planning process.

The method for delineating critical areas is relatively straightforward. First, the relevant

classes for each habitat type (forest, grassland, forested wetland, emergent wetland and

beach) are extracted from the NJDEP’s LU/LC data layer. Dissolving the different

LU/LC classes for each habitat type creates contiguous habitat polygons. Using

boundaries between habitat types and major roads (county level 500 and above),

contiguous patches for each habitat type are delineated. Each patch is then assigned a

unique link ID. Imperiled species occurrence areas are then intersected with habitat

patches. Habitat patches are classified based on the status of the species present as

follows:

wildlife species listed as endangered or threatened on the Federal list of

endangered and threatened species.

endangered species.

State threatened species.

considered to be species of special concern.

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such as minimum size criteria for endangered, threatened or priority wildlife

species, but that do not intersect with any confirmed occurrences of such species.

Within Weymouth Township, the Landscape Project depicts a number of areas with a

rank of 3 or less. However, two areas are ranked as a 5, or as important for the rarest of

portion of the township (associated with the Tuckahoe River) as supporting three

federally ranked threatened or endangered species. The wetlands associated with the

South and Great Egg Harbor Rivers are depicted as important Foraging Areas for the

American Bald Eagle.

Weymouth Township includes large tracts of forest – occurring in a variety of vegetative

community types. The Township is also a part of a much larger extent of forest found

within the southern Pine Barrens. These vast forests serve as important habitat and

provide ecosystem services such as protection and recharge of the drinking water supply

and have positive impacts on the local and regional climate. From a regional perspective,

the forests of the southern Pine Barrens act as a critical linkage and wildlife corridor

between the vast marshes of the Delaware Bay and the more northerly core Pine Barrens

forests.

The Weymouth Township Natural Resource Inventory emphasizes the importance of the

Township’s forests to maintaining a variety of social and ecological conditions. The

Environmental Commission has started work on a Community Forestry Management

Plan to provide a guide for the long-term management of this resource and it will aid in

the education of stewardship of forests. However, while some of the forest is located

within open space lands or within public management, the majority of the Township’s

forest resources are undeveloped and held by private interests. A sound land use planning

approach is necessary to insure that future development of the Township minimizes the

negative impact on this resource.

In 2008, The New Jersey Pinelands Commission completed a projected entitled “An

Ecological-integrity Assessment of the New Jersey Pinelands: A Comprehensive

Assessment of the Landscape and Aquatic and Wetlands Systems of the Region”. This

study is designed to provide a land-use planning perspective by focusing “on the big

picture” by evaluating the current ecological status of the entire Pinelands Area and the

ecosystem that it represents.

The Pinelands ecological-integrity assessment was guided by three basic principles

concerning landscape, aquatic, and wetland-drainage integrity. The principles were

based on the results of ecological studies conducted in the Pinelands and elsewhere.

Landscape integrity focuses on species that move across wetlands and uplands and

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processes that operate at a regional-landscape level. Aquatic integrity deals primarily

with processes that operate at the watershed level and the species and communities that

are influenced by the quantity and quality of surface waters. Wetland-drainage-integrity

focuses on upland land uses that affect the quantity and quality of groundwater flowing to

palustrine wetlands. These three integrity measures were used to determine the overall

ecological integrity of the 938,173-acre (379,827-ha) Pinelands Area.

species and communities, including wide-ranging species, requires the protection

and water bodies.

lake, pond, and stream communities and the indigenous plant and animal species

that make up these communities requires the protection of associated watersheds.

wetlands and the indigenous plant and animal species that inhabit these wetlands

requires the protection of adjacent uplands that influence the hydrologic integrity

of the wetlands.

composite of landscape-, watershed-, and wetland-drainage-integrity measures.

The integrity of each of these measures is ranked on a scale from 10 through 100 (100

being the highest rank of integrity). When the data is extracted for the municipal

boundaries of Weymouth Township, a clear trend emerges. If one were to look at only

the areas ranked as the highest, or 100, on the scale of integrity, it can be seen that large

portions of the Township’s forests are of the highest importance to the overall systemslevel

ecological function of the Pinelands.

associated with the forests located in the central portion of the Township with a integrity

ranking of 100. Somewhat smaller areas with a ranking of 100 are also located near the

Tuckahoe River.

this measure. This map shows somewhat similar portions of the Township than that

depicted in Map Six. However, the majority of the central forested portion of the

township are included.

the highest score of 100 being located in a generally similar area of the Township as the

previous measures.

drainage and aquatic scores and results in the overall ecological integrity score. The

areas shown on this map, represent the portions of the Township that scored only the

highest rank of 100.

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It should be noted that in each of the above mapped summaries, there are many areas

with scores of less than 100 (from 90 downward to 10). Only those areas with the highest

possible scores were included in this Future Land Use Plan in a effort to depict only the

most valuable natural habitat found within the Township.

Each of the above described sources of ecological and natural resource information can

be combined in an effort to realize an overall picture of the constraints and opportunities

for future land use in the Township. By examining these data, the Planning Board can

identify the geographical portions of the Township that can accommodate additional

residential and commercial development and those areas where low intensity uses and

conservation activities might be the most appropriate when environmental resources are

considered.

consisting of the Ecological Integrity Assessment (score of 100), the presence of

freshwater and saline wetlands, soils with significant constraint for development, and

habitat for rare species with the highest rank (5).

It can be seen from examination of the map that the Township has generally three areas

with environmental constraint for future residential and commercial development: the

forests and wetlands associated with the Tuckahoe River and generally west of Cape May

Ave.; the central forests and wetlands of the Township generally located near Estell

Avenue; and the eastern most portion of the Township located between the South River

and the Great Egg Harbor River (with the exception of the area associated with

Belcoville).

Population Characteristics. Table 2 outlines characteristics of the Township’s population

by race and sex. The percentage of females is slightly higher than that of males. In

addition, the median age of the population of Weymouth Township is 39.4 years. The

total number of residents 62 years old and above is 846 or 37.5% of the population of the

Township.

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Table 1: Population Characteristics – Weymouth Township, New Jersey

Population Characteristic Number Percent of Total

Housing Characteristics. Table 3 depicts basic housing data for the Township. The

number of housing units increased by 20 percent (or 152 units) during the decade of the

1990s. Fifty seven of these additional housing units were Manufactured Homes located

in the Oaks of Weymouth development.

Table 2: Housing Characteristics – Weymouth Township, New Jersey

Characteristic 1990 2000 Percent Change

Housing Characteristics.

Existing Land Use

Approximately 12.43 percent of the Township is currently developed as either residential

or commercial uses (approximately 991 acres in development). The majority of this

development associated with Route 50 and nearby streets. River Road located along the

Great Egg Harbor River is also largely developed with single-family residences.

Nearly all commercial land uses occur along Tuckahoe Road in Dorothy and along Route

50 in Belcoville( with the exception of a relatively small number of home-based

businesses that are associated with residential land uses).

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As described earlier in this plan, the villages of Dorothy and Belcoville represent the

historic pattern of development in the Township – both having been centers of growth in

different chapters of the Township’s history. Each village has grown in relatively small,

but steady rates.

The largest single development, and the one that currently has the greatest amount of

permitted future residential development, is the Oaks of Weymouth located along

Eleventh Ave. and on the municipal border with the City of Estell Manor. This

development was given approvals in the earliest days of the New Jersey Pinelands Act

and has resulted in over 200 units being built with over 200 additional units approved for

future construction. The Oaks of Weymouth is age restricted community and the

residents rent the land parcels from the management/ownership entity (the prefabricated,

modular units are owned by each resident).

Approximately only 2.6 percent of the Township is considering as in a agricultural use.

This includes such uses as pasture and cropland. Most of this agricultural use is

associated with residential uses and consists of horse farms, small scale live-stock

operations, and the growing of vegetables.

The other significant use of land within the Township is that of protected, open space. A

total of approximately 1089 acres is owned by either the municipal government, the New

Jersey Natural Lands Trust or the NJDEP Division of Fish & Wildlife. This equals

Existing Zoning

With respect to current land use regulations, the Township can generally be grouped into

one of two categories: that portion of the Township located with the Pinelands

Management Area; and that portion located outside of the Pinelands. The current zoning

As described above, the majority of the Township is located within this category.

Existing municipal zoning is in full compliance with the Pinelands Comprehensive

Management Plan and there are two major zoning themes – forest conservation and

village development associated with Dorothy. The zoning districts in the Pinelands are

described below:

Township located east of Tuckahoe Road and west of Maple Ave. A second area

is located on either side of Cape May Avenue. This district allows for single

family homes on lots consisting of a minimum of five acres.

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Tuckahoe Road. The district allows for a variety of service and retail oriented

commercial uses as well as secondary residential uses on a minimum lot size of

five acres.

located between Cape May Ave. and the Tuckahoe River. A second area with this

zone is located along Eleventh Ave and north along Burnett Ave. Single Family

residences are permitted on a minimum lot size of ten acres.

of the Township, this zoning allows for single family residences on a minimum

lot size of 20 acres.

requires a minimum of 25 acres for development of single family residences.

the Oaks of Weymouth development described above. Planned-unit mobile

home development is permitted on lots as small as 5000 square feet.

There are four zoning districts located in the portion of the Township that is outside of

the Pinelands area. Two of these are associated with the village of Belcoville:

service, and restaurants. Located along state Route 50, this zone requires a

minimum of five acres for these uses.

20,000 square feet. This district represents the area of the Township associated

with the historic development of Belcoville village.

The area adjacent to the Great Egg Harbor River is zoned for residential land uses:

The last zoning district in the Township is generally associated with the wetlands located

between the South River and the Great Egg Harbor River. However, a Townhouse

development is located within the northern portion of this district.

acres.

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Suitability of Existing Zoning When Compared to Nonconforming Parcels and Land

Uses

There are a few areas of the Township where either the historic land use pattern or the

configuration of land parcels is in conflict with the zoning district scheme. These

conflicts can be determined from a number of sources. However, the primary sources

relevant to Weymouth Township are the parcel configuration, existing housing types, and

the recent history of requests for relief before Zoning Board of Adjustment.

Township.

In the area of the Township located east of Tuckahoe Road and between Twelve Avenue

and Fourteenth Avenue is an area consisting of very small lots of only one eighth acre in

size. While most of the housing units in this neighborhood reside of various

combinations of these small lots, the majority of the lots associated with these residences

do not meet the minimum lot size of five acres required in the PVR zone.

The village of Belcoville consists of many undersized lots, especially those associated

with the commercial establishments located along Route 50. In addition, there are a

number of multi-family residential units that do not conform with the single-family

restrictions of the R-2 zone. In addition, most of the “as built” dwellings do not meet the

various setback requirements of this zone.

The area located along the Great Egg Harbor river consists of a number of existing lots

developed as single family residences. Many of these lots do not meet the minimum lot

size of 1 acre required by the R-1 zone.

The Lenape Landing Townhouse Development located within the northern portion of the

R-R zone is also a nonconforming land use since the R-R zone allows for single family

residences on a minimum of 5 acres and does not accommodate this type of multi-family

development.

The type and frequency of applications heard by the Zoning Board of Adjustment can

often provide information about any trends or issues associated with the municipal land

use regulations. Sometimes repetitive applications for very similar variances can

indicate a problem with specific standards within a zoning ordinance and may suggest

needed revisions to the ordinance.

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During the period from March 2007 through June 2009 a total of seventeen applications

were heard by the Weymouth Township Zoning Board of Adjustment. Three of these

applications involved decks within the Oaks of Weymouth development. Adjustments to

the setback provisions for this zone have already been implemented by the Township

Committee. Two applications were heard involving undersized lots located along

Riverside Drive. Three applications were heard involving undersized lots located within

the portion of the township bounded by Tuckahoe Road and Pennsylvania Avenue

(Pinelands Village Residential Zone). There were no other trends indicated within the

remaining applications before the Zoning Board of Adjustment.

Cluster Development in the Pinelands

The New Jersey Pinelands Commission has recently indicated that it will pursue the

implementation of mandatory clustering within portions of the Forest Area in Weymouth

Township. This change in land use regulations mandates a style of development that

allows reduced minimum lot sizes in exchange for the preservation of open space or other

desirable features of a property. According to communications from the Pinelands

Commission, “clustering does not necessarily change the number of homes, but the

individual lot sizes are smaller than that which would occur under a conventional lot

layout. Development can be directed toward appropriate locations of a property, such as

areas close to roads and other infrastructure, while natural resources such as critical

habitat for rare plant and animal species can be protected.”

In a meeting before the Township Planning Board, representatives from the Pinelands

Commission indicated that Weymouth Township is a likely candidate for mandatory

clustering and that there are large holdings of undeveloped lands within the Township

that would be appropriate for this new provision.

In an effort to play a positive and proactive role in helping to guide the application of a

potential clustering provision in the land use regulations, this plan provides a basis for

identification of the best locations where physical development should occur as a result

of higher density (or smaller lot sizes). The following principals were used to identify

these locations:

The previous section of this plan provide a strong basis for determining the most

appropriate locations for new, high density residential development in the Township.

Those areas that do not contain significant wetlands, habitat for rare species, poor soils,

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or do not rank high for the Pinelands Commission’s Ecological Integrity Assessment

would be the most appropriate for new, high density residential development. These

Much of the undeveloped portion of the Forest Area in Weymouth Township does not

contain existing, improved roadways. Given the large, ongoing public cost of

maintenance of this public infrastructure, any future clustering of new development

should occur adjacent to existing, improved, municipal or county roadways.

The cost of providing services like fire protection, trash collection, snow plowing,

schools and many other public services can be minimized through the location of new

development in areas that are not only compact, but are also adjacent to existing

development where those services exist.

The Planning Board has identified a policy of preserving and improving the physical and

historical nature of the villages of Dorothy and Belcoville. Any new clustered, high

density development should be located in a manner that respects the existing

“boundaries” of the two villages by providing some separation between them and the new

development. Further, the new development should be designed in a manner that mimics

or acknowledges the nature of the historical development of the villages of the Township.

This should include goals such as walkability, ecologically sustainable design, and the

minimization of light pollution. Any new land use ordinance that permits or mandates

clustering should provide clear subdivision and design standards to achieve this goal.

Using the above criteria, two potential locations within the Forest Area of the Township

are appropriate locations for higher density residential cluster developments. These are

Each of these locations avoid direct impact to the most important environmental

resources found within the Township, are separated physically from the existing villages,

and are located within areas where existing, improved roads exist.

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Small-scale Agriculture

The practice of small-scale agriculture and more specifically, the establishment of small

scale animal farms has been a public issue in recent years in Weymouth Township.

Land use conflicts have occurred between adjacent residential uses and small animal

farms. Complaints regarding smells, manure management, and fencing have been raised

by some residential land use owners while the owners of animal farms have expressed

concern about their right to a quite enjoyment of a traditional rural pastime.

The current standards in Weymouth Township for the keeping of farm animals are fairly

minimal: the property must be at least two acres in size and animal fencing must be

located a minimum of fifty feet from any property boundary. There are no limits on the

number or type of animals than can be kept and there are no definitions on the type of

activity that is associated with the keeping of horses or farm animals.

Much of the public debate centering around the issue has included questions regarding

the number of animals that can be kept, the minimum acreage that must be provided, the

location and type of fencing, manure management, and what type of safeguards are in

place to ensure the enjoyment of neighboring residential uses.

During the course of the development of this Future Land Use Plan, it became apparent to

the to the Planning Board that the approach needed to sufficiently address this land use

conflict should be based upon a broader participation of the public. It was decided that a

special committee comprised of both farm animal owners and residential interests should

be organized. This committee should be given adequate time to examine each of the

issues and to develop a consensus driven approach to develop recommendations on land

use guidelines to the Planning Board.

The Planning Board has identified the following issues that should be considered by a

future committee:

permitted on a farm should be governed by the size of the acreage available to the

farming operation;

reviewed and standards recommended that result in a standard that allows farmers to

make good use of their property and that also results in adequate function, distance

from neighbors, and esthetics;

Department of Agriculture’s Manure Management Rules to protect water quality be

integrated into the committee’s recommendations;

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addressed in the land use recommendations based upon standard sources of

information such as the New Jersey Department of Agriculture. These should include

turn-out, pasture rotations, stabling and stall standards.

scale agricultural operations should be developed. Riding academies, large scale

boarding facilities, training facilities and similar operations should be examined and

permitted where appropriate. Issues of Light Pollution should also be addressed.

The Planning Board will work with the Township Committee to develop an advisory

committee and a timeline for the small-scale agriculture/farm animal effort.

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Villages of Dorothy and Belcoville

The Planning Board identified a need to revitalize the village centers of Dorothy and

Belcoville during the Master Plan Re Examination process. This effort should be

centered around the existing village footprint and should focus on the unique historical

context of each of the two villages as well as issues such as environmental sustainability

and light pollution.

Revitalization means mobilizing community efforts and energy to improve the village

center. It means identifying projects - and activities - that will make it a more vibrant,

attractive, and livable place, and organizing the people and money needed to make it

happen. This process can be thought of as consisting of two basic components: the

physical improvements in the village and the social or community-based activities

necessary to improve the village environment. Some examples of these include:

belonging to that community – seen in the activities that take place – and the level of

involvement in those activities, such as:

recreation facilities),

stores, coffee shops, beauty salons, etc.).

What links all of these activities together is volunteer efforts to make it happen. Often

this will take place around one structure or improvement, like improvements to a

community center or town green. Or perhaps a committee is formed to organize a harvest

festival.

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The Vermont Downtown Program (a state supported initiative) provides a very good

summary of some of the key strategies for a successful village revitalization. In a

publication on this subject, it recommends that successful revitalization processes

generally seem to begin in one of two ways. The first arises from a general sense that

there are problems or threats in the village center, but no one is quite sure what to do.

This in turn leads to a community “visioning” process, identifying both problems and

assets, setting goals, and planning for the projects and activities that will lead to a more

vibrant community. The “doing” may come later, usually with the people involved in the

planning effort stepping forward to lead the various projects.

As an alternative, a group of people may come together to do a specific project – restore

an historic building into a community center, or create a sidewalk or path so people can

safely walk around the village center. At some point, some of these groups expand their

purpose, and begin to take on additional projects leading to a revitalization process.

leadership. Key players are typically the elected officials, local volunteer groups (like the

historical society and environmental commission), and the planning board. Other local

organizations, like schools, might also play an important role.

community should base its efforts on improving what it already has, not in reinventing

itself into something new – a lesson that applies equally well in village centers. Since

most village centers are historic, the preservation of the historic structures is frequently

an early focus of village groups – town halls, granges, schools, libraries, or churches –

whether they continue their traditional use or are adapted for a new function.

Conservation and improvement of natural resources such as paths, trails, riversides and

streambanks are also popular local projects. A community often may need to improve

town greens, sidewalks, bike paths, water and sewage systems, transportation

improvements, and other infrastructure. Finally, many communities have traditional

events – like fairs, harvest dinners, music events, holiday gatherings – which are existing

assets that help define the community and can play a very prominent role in a

revitalization process.

and activities. Very rarely is there “just one thing” that will fix all problems. Successful

a variety of projects and activities that will lead to long term improvement of the village

center. Patience pays off in the end.

years, and there will likely be changes in the community in the future. Among other

changes, this means there will likely be growth in the community, which needs to be

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guided in order for the village center to remain an attractive place to live. Successful

village centers have thought through various growth issues, including residential infill,

where new residential growth areas might be located, and where new commercial

development would best fit within the village fabric. Strip development and low density

housing generally are not consistent with historic village patterns, and can detract from

their attractiveness and viability. A number of communities have adopted a design review

process as part of their site plan review in order to ensure that development is designed to

enhance, rather than detract, from the existing village environment.

Weymouth Township has an excellent start toward village revitalization in many of these

areas. A central “village green” exists adjacent to the municipal building. Dororthy has

its own Post Office and the central feature of the railroad. Belcoville has a traditional

pattern of village development that with some well-planned physical improvements can

result in a recreation of a livable community.

It is the recommendation of this plan that a community-visioning workshop be

established to begin the process of identifying assets, leadership, and one or two “doable”

incremental strategies.

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The previous sections of this plan provide the rationale and context for the development

of specific recommendations for changes to the existing land use regulations of

Weymouth Township. These recommendations area as follows:

Road and Pennsylvania Ave.) there are a number of lots that do not meet the bulk

area, lot width, or setback requirements. The majority of these lots are currently

developed for residential uses. Relatively minor additions and accessory uses on

these lots routinely require the owners to appear before the Zoning Board of

Adjustment to request variances. This plan recommends a provision be added to the

Township Land Use Code that permits these activities in circumstances where the

nonconforming feature is not increased and where the existing lot coverage standards

are not exceeded. This should be a standard that is applied across all zoning districts

in the Township.

the R-R zone is a nonconforming land use since the R-R zone allows for single family

residences on a minimum of 5 acres and does not accommodate this type of multifamily

development. Consider the establishment of a Townhouse-oriented district

that reflects the existing footprint of this type of development;

account the environmental analysis contained in this plan and that generally locates

future cluster development in the areas recommended herein;

agriculture and develop recommendations for land use guidelines for farm animals

based upon the issues identified by this plan;

revitalization for Dorothy and/or Belcoville based upon the general recommendations

provided in this plan.

Appendix A

Master Plan Goals & Objectives

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Appendix B

Natural Heritage Data

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Appendix C

United States Census Data