bradley beach presentation - october 9, 2012

ECONOMIC AND REAL ESTATE ANALYSIS FOR SUSTAINABLE LAND USE OUTCOMES™

Exploring Main Street Borough of Bradley Beach, NJ Prepared For: Borough of Bradley Beach and

Bradley Beach Master Plan Committee October 9, 2012

A Community Planning Assistance project, American Planning Association, NJ Chapter

[Project Name] October 13, 2012

EXPLORING MAIN STREET, BRADLEY BEACH

4WARD PLANNING LLC

October 13, 2012

Table of Contents

e Project………………………………………………………….…5 Main Street Challenges………………………………………………..7 Sustainable Principles for a Downtown………...……………………..11 Local Precedents for Main Street……………………………………...12 Main Street, Bradley Beach: What is this Place? ..................................13 Opportunities for Main Street………………………………………..14 Next Steps ….……………………………………………………….23



4WARD PLANNING LLC

October 13, 2012

°

Bradley Beach, NJ

0 0.1 0.2

Miles

°

Source: ESRI; Original in Color; July 2012

Parcel Boundaries

Parcel Boundaries

e Project

is project was made possible through the Community Planning Assistance Program, sponsored by the American Planning Association, NJ Chapter. e Program connects communities in need of planning assistance with volunteer land use professionals for a brief 1-2 week community workshop. More information about this Program is available at www.njplanning.org.

e Borough of Bradley Beach will begin its periodical re-examination of the municipal master plan in 2013. e process will include a review of land use trends and patterns in the community, and opportunities for change. One of the community’s key challenges is maintaining the long-term viability of the Main Street corridor, which includes the downtown district. Exploring Main Street is a brief, two-week community exercise that serves as a preface to the master planning process. e exercise included two public meetings in August 2012, hosted by the Bradley Beach Master Plan Committee, and facilitated by 4ward Planning, a land use economics and planning firm. e first meeting explored with participants new ideas and opportunities for the Main Street corridor. e second meeting presented those opportunities in a series of recommended goals and strategies. is report is a product of those meetings. Bradley Beach Borough is .7 square mile community, located in coastal Monmouth County. e Borough is bordered on the east by public beaches (A), and anchored on the north and south ends of town with two lakes (B). e year-round population in Bradley Beach is approximately 5,000 people, which swells to 20,000 during the summer season. e Bradley Beach rail station (C) is located in the downtown district, and provides commuter service to local and regional destinations, including New York City. e Borough’s Main Street is also known as Route 71 (D), and is a 16 mile state highway that runs close to the shore. e major east-west corridor in Bradley Beach is Brinley Avenue, (E) which intersects with Main Street in the center of downtown.

A

B

B

C

D

E



4WARD PLANNING LLC

October 13, 2012

Main Street Challenges

e Value of Downtowns

Downtowns and Main Streets have historically been the vibrant centers of communities. As a central gathering place for social and civic activities, businesses, shops and services, the downtown is integral to a community’s heritage, economic development and sense of place. But downtowns have been suffering for decades, resulting from profound changes in the retail industry and suburban growth. Highway and corridor commerce on the periphery of downtowns have drawn customers and investors away from Main Street. Unable to compete with the suburban amenities of parking, high-volume consumer traffic, and large discount stores, the downtowns are left with an oversupply of commercial space, vacant storefronts, reduced pedestrian activity and an overall loss of vitality. Re-visiting the Downtown model e good news is that recent demographic changes are seeing a renewed interest in downtowns, as places to live, work and shop. Studies have shown that young middle- and upper-class individuals and families, are returning to downtowns and cities to enjoy the unique style of living that centers around active public places, diversity and walkability. But revitalization does not happen without a thoughtful, planned approach to redevelopment. at approach includes a diversity of shops and businesses, a supportive business community, and a redevelopment strategy that entails public and private partnerships, arts and entertainment, civic activities, and a commitment to a safe, attractive environment.



4WARD PLANNING LLC

October 13, 2012


Main Street is a delightful, walkable downtown...

….with a central park, movie theater, bowling alley, railroad station, historic homes and numerous shops and businesses.



4WARD PLANNING LLC

October 13, 2012


Main Street is a delightful, walkable downtown…but it has its challenges:

Auto-oriented buildings in the downtown district with street-facing parking lots Underutilized properties Non-descript building types Lack of retail on the west side An undefined retail district with vacant shops and low residential density And, in the north end, a lack of character, with large areas of asphalt and underutilized properties



4WARD PLANNING LLC

October 13, 2012

Sustainable Principles for Main Street, Bradley Beach

PLACE TYPE Market Savvy: Encourage growth that optimizes land value and market conditions, and provides a diversity of business types

Mixed-use Development: Provide residential housing in mixed-use developments that increase foot traffic and provide a stable customer base

Destination Place: Create a sense of arrival through gateways and branding PUBLIC REALM Good Urbanism: Encourage building form that provides visual interest and creates an “outdoor room”

Dynamic Streetscape: Provide amenities for a safe, comfortable and engaging pedestrian experience.

Arts and Culture: Include public art, cultural arts activities and entertainment for both community residents and visitors MOBILITY Connectivity: Provide for safe and legible circulation for pedestrians, cyclists and drivers

Wayfinding: Provide signage and landmarks for orientation and circulation

Transit Options: Encourage the use of public transit

Today’s model for Downtowns and Main Streets requires a market-savvy approach, an engaging public realm, and easy access to all modes of transportation. e following planning concepts and principles are a useful tool for implementing this model and identifying revitalization opportunities for Main Street, Bradley Beach.



4WARD PLANNING LLC

October 13, 2012

Local Precedents for Main Street

Nearby towns of Manasquan and Belmar offer local examples of downtown development that are also suitable for Bradley Beach. With a renewed interest in downtown living, mixed-use buildings (upper left) provide shops and customers (residents) for Main Street. Specialty retail, such as apparel and novelty shops (upper and lower right), is an important element of downtowns, providing destination places for residents and visitors. Historic buildings add to the character of downtown and should be incorporated into redevelopment strategies. Former single family structures can provide continued residential uses on the upper floors, with commercial uses on the ground floors.



4WARD PLANNING LLC

October 13, 2012

Main Street, Bradley Beach – What is this Place?

Civic and Entertainment District

Downtown District

Professional and Residential District Map data ©2012 Google -

To see all the details that are visible on thescreen, use the "Print" link next to the map.

Main Street has a variety of building types, uses, streetscape characteristics and parcel sizes that define three distinct sub-areas, or districts. e importance of recognizing these separate place types is to coordinate revitalization strategies that closely match the needs and opportunities of each district. While the three areas are similar to the Borough’s current zoning districts, we have intentionally avoided boundaries in this report, pending further study. However, we offer new names and potential uses to reflect comments generated during the public meetings, current field conditions, and potential opportunities. e potential visions and redevelopment opportunities for each of these three districts begins on the following page.



4WARD PLANNING LLC

October 13, 2012

Looking Ahead e south end of Main Street is a quiet, tree-lined section of downtown with offices, professional services, a variety of residential types and some retail uses. Historic, single family homes are well-maintained and contribute to the character of the area. is district should continue to serve both residential and commercial (office and services) uses. Retail uses should be limited, to help increase demand in the downtown district, and minimize potential conflicts with single-family homes. Building design guidelines should be adopted to discourage blank walls and non-descript features, by incorporating architectural features from the vernacular (historic) structures.

Place Type Opportunities

1.  Encourage the continued use and preservation of single-family homes through zoning and design guidelines.

2.  Limit future retail uses in this district, to increase the demand in the downtown district.

3.  Enhance the southern gateway with flowers, plantings, public art or other markers.

4.  Adopt design guidelines for future building types that incorporate architectural features from local historic structures, and provide transparency and visual interest. (Image shown is contrary to this guideline.)

4

Map data ©2012 Google -


Residential and Professional District (South End)

1



4WARD PLANNING LLC

October 13, 2012

6.  Require future buildings to be brought to the street, or the “build-to” line, to frame the sidewalks and other public spaces and create the effect of an “outdoor room”.

7.  To maintain a safe and attractive pedestrian experience, encourage existing parking lots to be landscaped, and prohibit future parking lots along Main Street.

8.  Continue to provide street trees and plantings in this southern end of Main Street.

Residential and Professional District (South End)

Public Realm Opportunities

Mobility Opportunities 9.  Provide wayfinding signage for direction to the downtown

district, Bradley Beach train station, municipal offices, and other public destinations.

10.  Pursue a study of bicycle routes, bicycle facility needs and signage.

9 10

8





4WARD PLANNING LLC

October 13, 2012

Looking Ahead e Downtown District is an attractive, walkable, tree-lined section of Main Street centered around a community park and the Bradley Beach train station. is is the core area of downtown Bradley Beach. A variety of building types and sizes offer retail shops, services, restaurants, auto-oriented businesses, and municipal offices. Vacant storefronts and the lack of foot traffic even during summer months, are evidence that the current downtown model needs to be revisited. e priority objective for this district is to bring people back into downtown – through new Main Street residences, and business and entertainment that attract other community residents and visitors. e municipal offices occupy a valuable piece of Main Street that, if relocated, could free up land for residential development with commercial ground floor uses. Other properties could also be redeveloped to include residences on upper floors. e downtown district should include a variety of retail uses – neighborhood convenience and specialty shops - on both sides of the street to create a dense core of shopping and dining opportunities. Continued attention to the streetscape, park and programmed public uses will maintain the district’s unique character and provide an enjoyable destination place.

Place Type Opportunities

1.  Encourage a variety of retail uses as ground floor uses, including neighborhood convenience, restaurants and specialty shops.

2.  Explore opportunities to relocate auto-oriented services to the

north end of Main Street and redevelop the properties as pedestrian-oriented uses.

3.  Require minimum and maximum heights for buildings,

permitting two and three story structures in mid-blocks and up to four stories on corner lots.

4.  Develop a branding strategy based upon input from businesses and the community.

1

Downtown District (Central Area)





4WARD PLANNING LLC

October 13, 2012

Place Type Opportunities 5. Redevelop the municipal site as a four-story residential complex

with ground floor commercial. Relocate the municipal offices to the north end of Main Street.

6.  Redevelop underutilized one and two-story properties to three

stories, with ground floor commercial and residential uses on the upper floors.

Imagery ©2012 DigitalGlobe, GeoEye, USDA Farm Service Agency, Map data ©2012 Google -


Redevelopment Potential on Downtown Main Street *

•  2-.5 acres to 5 acres of (re)

developable property •  Potential residential density of 25-40

units per/acre •  Potential 50 - 200 new residential

units •  Ground floor potential for retail and

commercial uses * Numbers are estimates and provided for discussion purposes only 5


Municipal offices in the downtown district occupy valuable property that could be redeveloped as mixed-used development.





4WARD PLANNING LLC

October 13, 2012


1.  Require future buildings to be brought to the street, or the “build-to” line, to frame the sidewalks and public spaces and create an “outdoor room” effect.

2.  Require parking lots to be landscaped as a condition of site plan

approval, or construction permit. Prohibit any new parking lots in the district to maintain the pedestrian-oriented environment.

3.  Strategically place litter receptacles in the park away from the view of

Main Street.

4.  Renovate the water memorial fountain in the park and provide direct access from Main street.

2

, 3

,


1

,2






4WARD PLANNING LLC

October 13, 2012

6.  Provide additional pedestrian access points to the

park from Main Street. 7.  Develop a cultural arts program for public art and

programmed events and activities.

6

,



6

,


Downtown District (Central Area) Downtown District (Central Area)





4WARD PLANNING LLC

October 13, 2012

Mobility Opportunities 1.  Provide wayfinding signage for directions to the cinema,

municipal offices, Bradley Beach rail station and other public destinations.

2.  Consider redesigning the park access to and from the rail

station as a community gateway. 3.  Pursue a study of bicycle routes, bicycle facility needs and

signage to determine appropriate safe and functional bicycle route system.

4.  Develop design alternatives to the rail and bus connections on Memorial Drive in the vicinity of the Bradley Beach rail station, to maximize the utility of the transit options and protect public safety.

1 2






4WARD PLANNING LLC

October 13, 2012

Looking ahead Just north of the Bradley Beach municipal building, Main Street transitions from a traditional downtown character into a commercial corridor with larger building footprints and auto-oriented uses. While there has been recent private investment in the area, the expanse of parking lots, few trees and vegetation, and spotty property maintenance, has underscored the need for a new vision with both short-term and long-term planning strategies. e success of the existing bowling alley and the potential for relocating municipal offices to this district offers a theme of civic and entertainment uses, to be complemented by improved streetscape conditions, landscaping, and building and property maintenance requirements.

Civic and Entertainment (North Area)

Place Type Opportunities 1.  Define the new place type as civic and entertainment, and encourage

compatible uses. 2.  Relocate the Main Street municipal offices to this district.

3.  Accent the northern tip of Main Street as the gateway to Bradley Beach with flowers, plantings, public art and/or other similar materials.

2

,

8/12/12 1:30 PMBradley beach, nj - Google Maps

Page 1 of 1https://maps.google.com/







4WARD PLANNING LLC

October 13, 2012


1.  Require parking lots of new (and expanded) developments to be landscaped and maintained as a part of site plan approval and/or the construction permitting process. Look for opportunities to improve existing conditions.

2.  Provide pedestrian amenities around civic and entertainment facilities, such as benches, flower boxes, planters, and litter receptacles.

3.  Install street trees along both sides of Main Street for micro climate control and the aesthetics of the corridor.

1

, 3

,

Civic and Entertainment (North Area)

Mobility Opportunities 4.  Provide wayfinding signage for directions to the

cinema, municipal offices, Bradley Beach station and other public destinations.

5.  Pursue a study of bicycle routes, bicycle facility needs and signage.

4 5





4WARD PLANNING LLC

October 13, 2012

Next Steps

Short-term Strategies

Further explore the opportunities in this report during the Master Plan Re-Examination Process, in addition to other community planning issues Develop a visioning strategy with residents, business owners and other stakeholders Identify underutilized parcels on Main Street for possible redevelopment Conduct a real estate market analysis to identify market trends, gaps and opportunities for Bradley Beach Explore the variety of options for redevelopment and financing Update the Master Plan to reflect the recommendations in the Master Plan Re-Examination Plan Prepare/Adopt Zoning Revisions and Design Guidelines Identify and implement streetscape improvements Work jointly with county and transportation agencies to design alternatives to the rail and bus connections on Memorial Drive in the vicinity of the Bradley Beach rail station.

Long-term Strategies

Proceed with land assemblage and redevelopment

4ward Planning has prepared the visions, guidelines and redevelopment strategies in this report to assist the Borough of Bradley Beach in its upcoming master plan re-examination process. e report presents opportunities that should be further studied and discussed with residents, business owners and other stakeholders. We have outlined the following suggested “next steps” for the Borough to pursue in its master planning process and Main Street revitalization program.

ECONOMIC AND REAL ESTATE ANALYSIS FOR SUSTAINABLE LAND USE OUTCOMES ™

General & Limiting Conditions

4ward Planning LLC has endeavored to ensure that the reported data and information contained in this report are complete, accurate and relevant. All estimates, assumptions and extrapolations are based on methodological techniques employed by 4ward Planning LLC and believed to be reliable. 4ward Planning LLC assumes no responsibility for inaccuracies in reporting by the client, its agents, representatives or any other third party data source used in the preparation of this report. Further, 4ward Planning LLC makes no warranty or representation concerning the manifestation of the estimated or projected values or results contained in this study. is study may not be used for purposes other than that for which it is prepared or for which prior written consent has first been obtained from 4ward Planning LLC. is study is qualified in its entirety by, and should be considered in light of, the above limitations, conditions and considerations.

For more information, please contact: Todd Poole 267.480.7133 [email protected] Linda B. Weber, AICP, PP 267.480.7133 [email protected]

bradley beach presentation - october 9, 2012

Technology