Old Bridge officials expect a new master plan with new ideas for development will have a positive impact on the community.
The Planning Board voted July 12 to adopt the revised master plan, which Mayor Patrick Gillespie said aims to spur economic development in the township.
All zoning changes proposed in the new master plan will still need to be approved by the Township Council.
With the housing market slump continuing for an unknown length of time, Gillespie said the township is working to bring more commercial and retail businesses to Old Bridge.
“We want to set the table for when this economic recovery does happen,” Gillespie said, adding that the new master plan provides for greater “flexibility and the ability to attract more commercial and small-office uses.” Gillespie said township officials have long tried to balance residential and commercial land uses. While Old Bridge is a predominantly residential community, this master plan, he said, will help to attract new business to the township.
“We are taking another step to rectify that balance,” Gillespie said.
While the era of big office parks may have passed the township by for many reasons, Gillespie said Old Bridge is well positioned as a retail corridor or for smaller-scale office space.
“There are not going to be home runs or grand slams, but if we can knock out a few singles in the next couple years, play some small ball, we might be able to help the town create some jobs and improve our [tax] ratable base,” Gillespie said.
To encourage business growth in the township, the newly adopted master plan recommends creating new Economic Development Opportunity (EDO) zones along areas of Route 9 and Route 18, according to township planning consultant Mark Remsa. The EDO zone creates more flexibility by allowing for a greater mix of retail, commercial, office and light industrial uses, helping to create a “much more diverse local economy” and expand the tax ratable base, Remsa said.
Gail Lemaldi, executive director of the Old Bridge Economic Development Corp., said the agency is supportive of creating the EDO zones, which will provide a great tool in helping to attract new business to the township.
“The EDO area districts will encourage development in the appropriate areas of the township and further support business retention and expansion,” Lemaldi said.
An area of Route 9 near the Gateway Plaza Shopping Center, near Sayreville, would be changed to a Regional Commercial zone under the new recommendations, Remsa said.
The Planning Board recommends that areas along Route 527 south be turned into non-residential zones, including some EDO zones, Remsa said.
The area around Old Bridge Township Raceway Park has been transforming over time as well, Remsa said, and the new master plan calls for a special overlay zone. This overlay zone would allow for commercial development like repair shops or retail stores for people who use or visit the racetrack, while still allowing the option for residential development.
Many residential areas stand to be improved under the adopted master plan. In the R-6 and R-7 zones, which include some of the older developed parts of the town- ship, Remsa said many residents are adding additions and expanding their homes. However, because of the current zoning, a lot of variances are required for expansion. By changing the side-yard requirements, Remsa said, this could help lessen the need for so many variances from township landuse boards.
“These folks can get a building permit without going through the extra expense and burden,” he said.
Planning Board member Owen Henry said the new changes to the R-120 zone, allowing for one house per acre and the clustering of homes, will make development cheaper and create more open space.
For example, a property owner with 100 acres, under the old requirements of the R- 120 zone, could build 33 homes spread out over the entire property. Now, the township would allow 30 homes to be built on 30 acres, with the rest remaining open space. Because only one corner of the 100 acres is being used, Henry said, this makes developing the property much cheaper and gives the township free open space.
“It’s an oxymoron — with development will come new open space,” Henry said. “Hopefully, we will expand that to other areas.”
Larry Redmond, chairman of the Planning Board, said everyone worked hard to adopt the new master plan, and he thinks it will greatly benefit the community.
“I think this makes a lot of changes that make sense in the master plan,” Redmond said. “I think it is a good vision for the future, and if we continue along these lines, we will have the Old Bridge that the citizens can be proud of.”