Township of Middletown Briefing Memorandum June 10, 2015 The

Brownfields Interagency Work Group (IAWG)
Township of Middletown
Briefing Memorandum
June 10, 2015
The Township of Middletown is pleased to submit project outlines and status updates for two potential
redevelopment sites. Moving forward, both projects face challenges that may benefit from the expertise
and collaboration offered by the IAWG. The proposed redevelopment projects are:


The North Middletown Redevelopment Area, designated by the Township Committee as an
“Area in Need of Redevelopment” in September 2013.
The Belford Seaport Area, the Township has recently secured a Post Sandy Planning Assistance
Grant to conduct a redevelopment investigation.
Township of Middletown Background
The Township of Middletown is a 42 square mile municipality along the Raritan Bay in eastern New
Jersey and is the second largest municipality in Monmouth County by area and the largest by population
with 66,522 residents at the time of the 2010 census. The most recent American Community Survey
estimates reflect little change from 2010. In fact, Middletown’s population has remained relatively flat
in the last two decades, and is down slightly from its peak in 1990. The median household income in the
Township is $102,088, per the 20092013 5-year American Community
Survey estimate.
Figure 1- Middletown Township Regional Context
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Several significant residential
developments have recently been
constructed, are under construction,
or have been approved by the
Township Planning Board. The Estates
at Bamm Hollow consists of 190
single family homes on a former golf
course. Toll Brothers has begun
construction on this project and
several homes are nearly completed.
Four Ponds, a townhome
development of 228 units, American
Properties at Taylor Lane, a
townhome development of 247 units,
and Atlantic Pier, a 40 unit apartment
development all received planning
board approval in the past year.
Non-residential development has been proceeding at a generally slower pace and smaller scale. Several
single site office and retail buildings are under construction along Highways 35 and 36. The most
significant non-residential development currently in progress is the retrofitting of an existing office
building at Exit 114 of the Garden State Parkway by Memorial Sloan Kettering Cancer Center. This facility
will serve as a healthcare destination and attract a significant number of skilled professionals to the
area.
In addition, the planning board recently granted general development plan approval for a mixed-use
development on a centrally located 118 acre site along Highway 35. This development will feature up to
400,000 square feet of commercial space and up to 350 townhouse and apartment residential units.
Middletown is also home to the US Naval Weapons Station EARLE and the Sandy Hook Unit of the
Gateway National Recreational Area. These federal lands are within the boundaries of the Township but
operate outside the purview of the Township’s land use jurisdiction. However, the Township has a good
working relationship and open lines of communication with both entities and collaborative efforts are
currently underway.
Transportation and Regional Context
Middletown is traversed by the
Garden State Parkway and State
Highways 35 and 36, which all serve
as major thoroughfares through
Monmouth County. The Township is
also serviced by a station on the New
Jersey Transit North Jersey Coast Line
that provides commuter rail access to
Newark and Manhattan. There are
several park and ride lots that provide
access to commuter bus services. The
township also has a privately
operated commuter heliport available
Figure 2 - Monmouth County Ferry Terminal, Belford, NJ
to the public. Most significantly for
the projects at hand is the Monmouth
County Ferry Terminal, located at the Belford Seaport, which provides ferry service to Jersey City and
Manhattan operated by NY Waterway.
At one time, the Township operated a shuttle known as the “Dock and Roll” in conjunction with
Monmouth County to provide service linking the ferry terminal and the Middletown train station. This
service relied on vehicles that were provided by NJ Transit, but the maintenance and upkeep cost for the
vehicles proved to be prohibitive over time. The Township is interested in seeking a restoration of this
service.
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Project Proposals
The Township of Middletown designated its first “Area in Need of Redevelopment” in September 2014.
The Township Committee and Planning Board recognize that the redevelopment process can bring
additional value to areas that have stagnated or been slow to develop. At this time, a redevelopment
plan has been completed for the North Middletown Redevelopment Area, and work is about to begin on
an investigation into the potential need for redevelopment in the Belford Seaport Area.
Both of these areas represent opportunities for economic growth in the Township. The desirability and
growth potential of highway commercial development and large scale office complexes, which comprise
a majority of the commercial development within the Township appear to be stagnating or diminishing.
The Township wants to position itself in creative ways to embrace changing development trends.
North Middletown Redevelopment Area
The Redevelopment Study and
Preliminary Investigation Report for
the North Middletown
Redevelopment Area was prepared by
Stanley Slachetka, PP, AICP, LEED-GA,
of T&M Associates in 2013 and 2014.
The report outlined the existing land
uses for the site, the environmental
issues, permitted land uses, and
neighborhood context. Ultimately,
the report determined that the area
in question met the statutory
requirements to be designated as an
Area in Need of Redevelopment.
Figure 3 – North Middletown Redevelopment Area Location Map
(Prepared by T&M)
Existing Neighborhood Context: The
subject study area consists of Lots 1, 2 & 3
in Block 70. The three lots have frontage on
Port Monmouth Road between Bay Avenue
and Ocean Avenue. The three lots together
amount to an area just under 27,000 SF.
Across Town Towing, a towing and auto
repair business operates on Lot 1. Lots 2
and 3 were the site of Lunney’s grocery
store, a mixed use building with an upstairs
Figure 4 - North Middletown Redevelopment Area
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apartment. At the time of the need study, the building was extremely dilapidated. It was subsequently
demolished by the Township after it was determined to be in danger of collapse and the owner was
unable to be reached to tend to the situation. Figure 4 shows the existing conditions for Lots 2 and 3,
the vacant site of the former Lunney’s building in the foreground and the Across Town Towing building
on Lot 1 toward the background. Figures 5 and 6 show nearby commercial and residential properties
along Port Monmouth Road. Interest in the entire corridor could be enhanced by new investment and
Figure 5 – Port Monmouth Road Corridor
Figure 6 - Port Monmouth Road Corridor
development.
Environmental Issues: The Redevelopment Study identified several environmental issues that could
affect the redevelopment of the site. The project is located within the AE Flood Hazard Zone, with a base
flood elevation of 11. However, the North Middletown neighborhood is protected by a levee system
that dates to the 1960s and has been effective in protecting the neighborhood throughout the
intervening years, including during Superstorm Sandy in 2012. At this time, FEMA is conducting a
comprehensive study and analysis of the levee system to determine if the flood hazard area designation
should be modified in this area.
The redevelopment study also made note of testing wells and known contaminants, particularly
benzene concentrations in the groundwater above the permissible amounts, on the site. Across Town
Towing has a Licensed Site Remediation Professional (LSRP) on retainer and environmental cleanup is
underway. The status of this cleanup and future efforts may impact the nature of development
permissible on site.
Redevelopment Plan: Following the designation of the North Middletown Redevelopment Area, the
Town contracted with Heyer, Gruel & Associates to prepare a Redevelopment Plan for the site. The plan
proposes a mixed use building for the site with limited commercial space and a mix of residential
townhouses and apartments. The plan provides some suggested architectural design standards,
amended bulk standards to support higher density development, and suggested streetscape
enhancements techniques. Figure 7 provides a rendering of a design employing the suggested
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standards, and Figure 8 provides a potential site plan layout. The Planning Board reviewed the Plan and
has referred it to the Township Committee for
review and possible adoption by Ordinance.
This Redevelopment Plan can spur
development in an area that has seen limited
investment in recent years. The North
Middletown neighborhood is a unique part of
the Township with a great deal to offer. The
proximity of Ideal Beach and the Bayshore
Waterfront Park provide unique natural
resources and recreational opportunities. The
Township is currently working on the
permitting and design of grant funded
improvements to access at Ideal Beach.
Figure 7 - North Middletown Redevelopment Concept Rendering
(Prepared by Heyer, Gruel & Associates)
Directly across Ocean Avenue from the
redevelopment site is a municipal parking lot. This lot is currently unmetered and supplements the
somewhat limited street parking in the area. Local bus service on the 817 Route is available at a NJ
Transit bus stop at the corner of Port Monmouth Road and Ocean Avenue. The Bayshore ferry terminals,
Middletown train station, and state highways within several miles provide a variety of commuting
options. However, it may be difficult to spur revitalization of the neighborhood without efforts such as
the proposed Redevelopment Plan. Moving forward, the outcome of the FEMA levee study could have a
significant impact on cost of living in the neighborhood and play a role in determining the shape of
future investment and development.
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Figure 8 - North Middletown Redevelopment Conceptual Site Plan (Prepared by Heyer, Gruel & Associates)
The Township would welcome any assistance that the IAWG can provide in moving this Redevelopment
Plan forward. A desirable, modern transformation of an underutilized block, spurred into existence by
this redevelopment effort could have the potential to drive the development market in this area, or
could serve as a pilot example for future redevelopment plans.
Belford Seaport Area
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The Belford Seaport Area represents a unique natural, cultural and economic resource for the Township
of Middletown. The Seaport has been the subject of many planning studies. In 2009, an Economic
Feasibility Study and Conceptual Development Plan was prepared for the Port of Belford, and in 2012,
the Belford Neighborhood Revitalization Plan was prepared by a Rutgers University graduate planning
studio with the intention to refine, build upon, and put into action the 2009 Port of Belford Plan. During
the studio, Hurricane Sandy struck and the studio’s intentions drastically changed. The fishing industry
at the port experienced over $1 million in losses, including critical equipment such as freezers and ice
Figure 9- Belford Seaport Study Area
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machines.
The Township would like to build upon
the previous planning initiatives for the
area, and study the Belford Seaport and
its environs to determine if it qualifies as
an area in need of redevelopment. The
Township hopes to work in conjunction
with Monmouth County and the fishing
industry stakeholders to create a
comprehensive project that can improve
the economic, recreational, social, and
environmental conditions in the area.
Figure 10 - Belford Seaport Area
Existing Conditions: The proposed Belford Seaport study
area, consisting of approximately 395 acres, includes
fishing industry facilities and co-operative buildings, the
Monmouth County Ferry Terminal and parking lot, the
Township of Middletown Sewerage Authority facility, a
Monmouth County Landfill, several vacant properties,
several residential properties, and several commercial
properties. The zoning is a mixture of marine
commercial, industrial, and single- and multi- family
residential.
Figure 11 - Belford Fishing Industry
The status of the Monmouth County Landfill is uncertain
at the moment, but it does remain open for dredging
spoils from ongoing maintenance of the ferry channel and cleaning of the creeks in the vicinity. In
addition to the dredging, a bulkhead
reconstruction project is moving forward to
ensure the long-term integrity of the channel and
the stability of the property along its edges. The
County has made considerable investment to
promote the viability of the ferry terminal. As
such, it represents an important commuter link to
Jersey City and Manhattan. The ferry terminal has
the potential to serve as the anchor for transit
Figure 12 - Belford Fishery Historic Building
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oriented redevelopment of this area.
The eastern edge of the study area abuts the US Naval Weapons Station EARLE property, so particular
care must be taken to involve representatives from EARLE and to respect the sensitive nature of the
Navy’s operations.
Environmental Issues: A full inventory of environmental issues within the proposed study area has not
been compiled at this time. It is clear that there are significant expanses of wetlands, potential for
protected wildlife habitat, and Compton’s Creek and Ware Creek, which drain to Sandy Hook Bay. The
presence of the county landfill and sewerage authority, along with a variety of nonconforming heavy
commercial and industrial uses within the study area
increases the likelihood of the presence of contaminants.
The entirety of the study area is located within the CAFRA
zone, and much of it is located within the Flood Hazard
Area. These issues will need to be quantified, and should a
redevelopment plan come to pass, any applicable hurdles
will need to be cleared in order to move a project forward.
Environmental opportunities also exist in this area. The
NY/NJ Baykeeper is working in partnership with the Navy
to reintroduce oyster populations in the area of the piers
Figure 13 - Raritan Bay & US Navy Pier
at Naval Weapons Station EARLE. The installation and
research will hopefully flourish and lead to future restoration of this once plentiful species to the Bay.
The Monmouth County Parks System may also be interested in potential passive recreation and
environmental education programs within the study area.
Vision: The Belford Seaport area represents an opportunity for the Township. The fishing industry is an
important part of the cultural and economic heritage of the Bayshore region. Redevelopment efforts in
this area should embrace the history of the industry while allowing it to continue and hopefully
encouraging it to flourish. The New Jersey Department of Agriculture may also be able to play a role in
helping to market the seafood products that the co-op produces through the Jersey Seafood program.
The unique confluence of environmental resources in the study area lends itself to natural science
education efforts and low-impact recreational activities. The scenic nature of the Bayshore region will
play a role in enhancing the value of any redevelopment project near the seaport.
The presence of the ferry terminal serves hundreds of commuters each day, but it also offers a
connection for people looking to explore recreational options outside New York City. With expanded
weekend service, the ferry could provide shops, restaurants, and other attractions with a vast number of
potential visitors.
Here in New Jersey, the Tuckerton Seaport provides a model for a redevelopment effort that combines
history, environmental education, and economic development. Tuckerton offers a museum, interpretive
events, natural sciences education, hands on activities, historic structures, restaurants, and shops. Each
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of these ideas represents a possible component of a redevelopment project at the Belford Seaport site,
particularly considering the rich history of the seafood industry in this area. However, the scale of the
project and the proximity to New York City and the population density of North and Central New Jersey
offer a potential market for economic development that simply does not exist in the vicinity of
Tuckerton.
Any redevelopment project in the Belford Seaport area will involve a broad based effort between a
variety of public and private sector stakeholders. It is the Township’s hope that the IAWG can help bring
some of those parties together, and can promote efficient use of resources and effective collaboration.
The first stage in the process is underway in the form of the redevelopment investigation and needs
study. The outcome of that process will dictate the opportunities and the challenges that lie ahead.
.
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