CONNECTING

PEOPLE, PL ACES, ROUTE 37 ECONOMIC CORRIDOR VISION PLAN

AND POTENTIAL. Toms River Township • Manchester Township • Berkeley Township • Lakehurst Borough • Ocean County

MAY 2015

A LOCAL DEMONSTRATION PROJECT

MUNICIPAL PARTNERSHIPS

LEVERAGE ASSETS FOR

ECONOMIC DEVELOPMENT

REALIGN DEVELOPMENT
PATTERNS

IMPROVE MOBILITY

[Link]
PROJECT PARTNERS

CONTRIBUTORS
Toms River Township Barnegat Bay Partnership
Friends of Navy Lakehurst
Manchester Township Joint Base McGuire-Dix-Lakehurst
Monmouth Ocean Development Council
Berkeley Township NAVAIR
New Jersey State Office for Planning Advocacy
Lakehurst Borough North Jersey Transportation Planning Authority
Northern Ocean Habitat for Humanity
Ocean County O.C.E.A.N. Inc.
Ocean County Business Development & Tourism
PROJECT TEAM Ocean County Board of Realtors
NJ TRANSIT Ocean County College
Looney Ricks Kiss Ocean County-Toms River Chamber of Commerce
Vanasse Hangen Brustlin, Inc. Ocean Ride
4Ward Planning Ocean County Vocational Technical Schools
Mercer Planning Associates Toms River Business Improvement District
TABLE OF CONTENTS

EXECUTIVE SUMMARY 2

PHASE 1: WHERE ARE WE NOW? WHERE ARE WE HEADED? 9

Introduction 10
Baseline Socio-Economic Assessment 16
Mobility Assessment 26
Planning and Zoning Assessment 30

PHASE 2: WHERE DO WE WANT TO GO? 39

Real Estate Market Trends and Supply/Demand Analysis 40
Focus Groups and Stakeholder Interviews 44
Open House and Communtiy Outreach 46

PHASE 3: HOW DO WE GET THERE? 49

Recommendations Overivew 50
Economic Development Recommendations 52
Education and Workforce Development Recommendations 62
Mobility Recommendations 64
Housing Recommendations 68
Land Use and Environment Recommendations 70
Implementation Summary 72

PLANNING IMPLEMENTATION AGENDA Attached

APPENDICES
2 ROUTE 37 ECONOMIC CORRIDOR VISION PLAN

EXECUTIVE SUMMARY
The Route 37 Economic Corridor Vision Plan
seeks to create an economic development corridor MONMOUTH
between Toms River Township and the Joint Base COUNTY
McGuire-Dix-Lakehurst (Joint Base). The study
area is centered on NJ State Route 37 from the
Garden State Parkway westward to the Joint Base
and includes portions of Toms River Township,
Berkeley Township, Lakehurst Borough, and
Manchester Township. The focus of the Vision Lakehurst
Plan is to better utilize existing assets and link Borough
technology-oriented employment and mixed use
development to improve the corridor.
Joint Base
Residents in the study area commute north for McGuire -Dix-Lakehurst STUDY To m s R i v e r
higher paying jobs and the County as a whole AREA To w n s h i p
lacks job opportunities that provide livable wages. Manchester
Commuters primarily drive north via the Parkway
To w n s h i p
and bus routes are available to commuters that
travel north from the Toms River Bus Terminal and Berkeley
Lakewood Township, but there are very limited To w n s h i p
transit options within the County and the study
area in particular.
Barnegat
The predominant form of housing in the study OCEAN Bay
area is older senior communities which have seen BURLINGTON COUNTY
high vacancy rates. There are very few other COUNTY
housing options and the reliance on automobiles
of residents of the municipalities in the study
area makes housing less affordable due to the 0 2.5 5 10 miles
added cost of commuting by car. The impact of
Super Storm Sandy has intensified the need for
more resilient housing options and a diversified
economy. Toms River Township and Berkeley
The Study Area includes sections of four Ocean County municipalities within the half-mile wide corridor
Township are waterfront communities that rely
centered on Route 37
 Executive Summary 3

heavily on secondary home owners and tourism. corridor in a regional context vision for the corridor includes recommendations
for improvement in a range of areas.
• Leverage assets such as the Joint Base/
The former Ciba Geigy (now BASF) site is the Quality Assurance Lab in Manchester and
largest opportunity site in the corridor and has Lakewood’s international trade designation ECONOMIC DEVELOPMENT
great potential to link existing business facilities for economic development within the corridor A key first step to advancing any economic
to existing residential areas. The corridor also • Identify uses and concepts for underutilized development is establishing a corridor economic
has another large opportunity site at the Heritage assets within the corridor development committee (EDC) to ensure
Minerals site in Manchester and a thriving medical stewardship of this plan, as well as consistency
• Explore how municipal partnerships can
cluster around the Community Medical Center and accountability. The strategy includes focusing
realign development patterns in support of
hospital and light industrial facilities with room for on growing labor sectors such as technology
enhanced transit service
expansion. development, green industry and healthcare, and
The Route 37 Economic Corridor Vision Plan, repurposing the corridor’s commercial centers for
through economic development strategies, seeks limited retail and mixed use opportunities. Some
The Route 37 Economic Corridor Vision Plan
to tie all the regional assets together and explore of the economic development recommendations
project goals include: how the municipalities and County can realign include:
development patterns and change local land use
• Encourage municipal partnerships to treat the • Retail repurposing and greyfield
policies to support an economic corridor. The
redevelopment
• Supporting infill and redevelopment in
Downtown Toms River
• Advocating for the Joint Base (retaining and
expanding its mission)
• Creating a tech hub and incubator in the
corridor
• Developing facilities for clean energy and
green infrastructure
• Expanding the medical clustering to include
health and wellness
• Exploring hotel, conference, and other
hospitality facilities for business travel and
The Plan envisions a high-tech corridor that better year-round eco-tourism
NJ State Route 37 is currently a very auto-oriented utilizes existing assets and links technology-oriented
corridor with strip development lining its frontages. employment and mixed use development .
4 ROUTE 37 ECONOMIC CORRIDOR VISION PLAN

HERITAGE MINERALS
REDEVELOPMENT
SITE

The Economic Corridor Vision Plan includes nodes for improvements, infill, and redeveloment for more
efficient land use and transportation options.
 Executive Summary 5

• Using specialized training options to • Studing the feasibility of changes to

customize program for health, green industry, age-restrictions in senior community,
EDUCATION & WORKFORCE including a healthcare worker exception
and tech training
DEVELOPMENT
Bringing higher paying jobs as well as increased • Creating a business incubator site that incor- • Promoting the infill and redevelopment of
opportunity for career advancement is a major porates satellite campus and high-tech office housing in Downtown Toms River
goal of this plan. Engineering and R&D are • Expanding life-long learning programs and
thriving fields that provide higher wages and access to training for seniors LAND USE AND ENVIRONMENT
career advancement opportunities. A technology
Based on this vision and any Master Plan
incubator site could help address the lack
updates, local municipalities should begin
of skilled jobs and career paths in the Study MOBILITY IMPROVEMENTS
thinking about how current zoning must evolve
Area. Some of the education and workforce The existing rail right-of-way that runs parallel to
to re-envision the corridor into a mixed-use
development recommendations include: Rt. 37 just to the south is a great opportunity for
economic district. Land use considerations
• Exploring possible satellite campus locations an enhanced transportation corridor. There is an
should include strategic locations for devel-
to target higher-wage, growing workforce existing spur that services the CIBA site and could
opment nodes and clusters, specific design
opportunities in engineering and R&D be reactivated for freight with rail links to the
requirements for high-tech industry and
Joint Base, Lakewood Industrial Park, and points
mixed use development, and the balancing
north. The same right-of-way could include trails
of redevelopment with additional open space
and a dedicated transit corridor that could start
preservation, all of which are critical for
as bus rapid transit (BRT) and have the flexibility
creating this vision.
to change to other modes if the service demands
ever warrant it. Land use and environment recommendations
include:
The plan also looks at recommendations for
combining local senior community shuttles, a • Balancing redevelopment with open space
regional bike network, and access management preservation
along Rt. 37. • Identifying locations for mixed-use nodes
• Developing a “Sustainable Corridor”
HOUSING district with green tech and infrastructure
With a large rent-burdened population lacking • Adopting Master Plan updates for the
affordable housing options, more housing is towns and county consistent with the Rt. 37
needed in the area. Increased density and supply Vision
of a greater variety of housing types can help
• Creating corridor zoning including
ease that burden. Some of the housing strategies
overlays and form-based design standards
include:
• Creating more diversity of housing types,
The parallel rail right-of-way to the south of particularly workforce housing & mixed use,
Rt. 37 is a great opportunity for an enhanced active centers that include housing
transportation corridor.
6 ROUTE 37 ECONOMIC CORRIDOR VISION PLAN

Short Medium Long

General Corridor Land Use Programming and Policies Term Term Term
3-12 Months 12-24 Months 24+ Months
Inventory existing commercial and office space
IMPLEMENTATION Explore Corridor-wide Façade & Landscape Improvement Program for aging properties
Update Master Plans for each town & County with RT. 37 Corridor in mind
In order to make the improvements in the Route Explore Corridor zoning standards for each town
37 Economic Corridor Vision Plan, the local Develop a Sustainable Corridor with green tech, infrastructure, & industry employers
communities and partners need to take a series Identify locations for desirable high density, mixed-use nodes along the corridor

of short, medium and long-term actions. A General Corridor Economic Development Strategies
Planning and Implementation Agenda (PIA) is Create a standing corridor economic development committee
included to indicate these actions developed Advocate for Joint Base and supportive industry
during the evolution of this and other planning Explore “greyfield” redevelopment for repurposed mixed use properties
Expand medical clustering opportunities and revisit zoning around hospitals
initiatives over the last several years. The agenda Explore market interest in green technologies campus
recognizes that successful implementation of Target hotel and convention facility to serve Joint Base business and regional tourism
plans requires strong local support and action, Develop an eco-tourism and “gateway” to Pinelands and the Shore plan
as well as assistance from Ocean County and the Housing
State of New Jersey. Provide more workforce housing
Create diversity of housing types
Study feasibility of changes to age-restrictions (age limit, health care workers, etc.)
A summary of the PIA table is provided on this Explore artist housing for Downtown Toms River

page. The full Planning Implementation Agenda Transportation and Mobility

with detailed steps, potential funding and partners Study shared parking, curb cut consolidations, and access management
can be found as an attachment to this report and Study feasibility of consolidating senior community private shuttles
Study greenway connecting Barnegat Branch Trail to Rt. 37, Downtown and riverfront areas
in Appendix A.
Study multimodal road/trail along rail right of way into Downtown
Develop alternate bike network for corridor and region

Education and Workforce Development

Develop OCC specialized training for health, green industry ,and tech training
Explore possible satellite campuses for opportunities in engineering and R&D
Study a business incubator site that incorporates satellite campus and high-tech office
Expand life-long learning programs and access to training for seniors

CIBA/BASF Site
Engage CIBA to discuss tax appeal situation & removal of Super Fund designation
Engage DEP for site remediation & prep
Conduct detailed market analysis for potential users
Explore reactivation of rail spur to CIBA
Create Redevelopment Plan for property
Explore portion of site for wildlife refuge
 Together North Jersey 7

TOGETHER NORTH JERSEY

TOGETHER NORTH JERSEY is an unprecedented Through open forums TOGETHER NORTH JERSEY
planning initiative for the 13-county North Jersey and its members have created a comprehensive and
Transportation Planning Authority region of New balanced plan that invests in the region’s existing
Jersey. communities where housing, jobs, educational,
cultural and recreational opportunities are made
more easily accessible to most residents without
In November 2011, the U.S. Department of having to drive to them.
Housing and Urban Development (HUD) awarded
TOGETHER NORTH JERSEY (aka North Jersey
Sustainable Communities Consortium) a $5 million ACKNOWLEDGEMENTS
Sustainable Communities Regional Planning Grant.
The grant is matched with an additional $5 million • 13 County Governments in the NJTPA Region
in leveraged funds from project partners. Grant • Edward J. Bloustein School for Planning and
funds have been used to implement the Local Public Policy at Rutgers University
Demonstration Project (LDP) Program, develop
• North Jersey Transportation Planning Authority
a Regional Plan for Sustainable Development
{NJTPA)
(RPSD) for the 13-county planning region, and
provide technical assistance and offer education • NJ TRANSIT
opportunities that build the capacity of jurisdictions, • NJ Office of Planning Advocacy (NJOPA)
organizations and the public to advance
sustainability projects and initiatives. • Housing and Community Development
Network of New Jersey (HCDN- NJ)
• Sustainability Institute/Sustainable Jersey at The
The plan is both “place-based” and “issue-based” College of New Jersey
and uses sustainability, transit system connectivity • NJ Future
and Transit-Oriented Development (TOD) as
• Building One New Jersey
the central framework for integrating plans,
regulations, investments and incentive programs at • PlanSmart NJ
all levels of government to improve economic and • Regional Plan Association (RPA)
environmental conditions, while promoting regional
equity and resource efficiency. The outcome of plan
implementation will be a more sustainable future
The work that provided the basis for this publication was supported by funding under an award with the U.S.
for the region that invests in existing communities
Department of Housing and Urban Development. The substance and findings of the work are dedicated to the
where housing, jobs, educational, cultural and
public. The author and publisher are solely responsible for the accuracy of the statements and interpretations
recreational opportunities are made more easily
contained in this publication. Such interpretations do not necessarily reflect the views of the Government.
accessible.
8 ROUTE 37 ECONOMIC CORRIDOR VISION PLAN

ABOUT THE LOCAL DEMONSTRATION PROJECT PROGRAM

The Local Demonstration Project (LDP) Program seeks 12 KEY ISSUES Each project of the LDP program will address Land
to advance specific projects, initiatives, and other The range of issues faced by the communities within Use and Transportation at its core and will identify
investments for local communities to achieve short- the Region in positioning themselves for a more several primary issues as the project’s focus.
term, implementable projects which are consistent sustainable future is broad. The Local Demonstration
with the RPSD goals and program oulcomes. Project program as a whole will attempt to engage all
of the major policy issues that have been identified in
recent years, as seen in the adjacent diagram.
The LDP Program provides technical assistance for
strategic planning studies focused on designated
areas or corridors associated with established or
anticipated transit services and/or facilities. Eligible
LDP projects will be sponsored by municipalities,
counties, non-governmental organizations,
community development corporations, and other
interested organizations.

These demonstration projects help to identify

partnering opportunities, milestones, ond potential
funding sources ond serve os a model for future
initiatives.

Please visit [Link] to learn more.

 Phase 1: Where are we now? Where are we headed? 9

PHASE 1:
WHERE ARE WE NOW?
WHERE ARE WE HEADED?
10 ROUTE 37 ECONOMIC CORRIDOR VISION PLAN

INTRODUCTION

PROJECT OVERVIEW
MERCER
This project is a Local Demonstration Project COUNTY
MONMOUTH
(LDP), part of a larger regional planning initiative, COUNTY
crafting the Regional Plan for Sustainable
Development, which Together North Jersey
has launched pursuant to HUD’s Sustainable
Communities program. This LDP is being
sponsored locally by the Township of Toms River
with support from Manchester Township, Berkeley Lakehurst
Township, Lakehurst Borough, and Ocean Borough

County. NJ TRANSIT, a member of Together

North Jersey, is providing one of its teams of Joint Base
37
McGuire -Dix-Lakehurst To m s R i v e r
on-call “Transit Friendly Planning” consultants for STUDY
To w n s h i p
technical assistance for this project. Manchester
AREA
Atlantic
37
To w n s h i p Ocean

The LDP program is designed to create Berkeley

To w n s h i p
“on-the-ground” success stories and will be an
important component of creating a supportive
Barnegat
implementation framework and informing the Bay
OCEAN
development of the Regional Plan for Sustainable BURLINGTON COUNTY
Development (RPSD). COUNTY

The Route 37 Economic Corridor Vision Plan

seeks to tie regional assets together in order
to promote economic development. It also
explores how the region can coordinate to realign
development patterns and change local land use
0 2.5 5 10 miles
policies to support enhanced transit service along
the Route 37 Corridor, and between the corridor
and higher paying jobs in the New York City area. The Study Area includes sections of four Ocean County municipalities within the half-mile wide corridor
centered on Route 37
 Phase 1: Where are we now? Where are we headed? 11

70
NAVAIR / Navy
RDAT&E

70

70 37

Heritage

Minerals Site

BASF/Ciba-Geigy
Corp. Site

Business/Light
Industrial Park

37

Hospital
Downtown

Toms River
12 ROUTE 37 ECONOMIC CORRIDOR VISION PLAN

BUILDING ON EXISTING PLANS AND STUDIES

PROJECT GOALS The following list of documents was reviewed as MASTER PLAN
part of the background baseline to gain insights
Working with input from the project Steering TOWNSHIP OF MANCHESTER
into previous research and outreach efforts: Ocean County, New Jersey
Committee, the following project goals were
identified:
• New Jersey State Strategic Plan (2012)
• Encourage municipal partnerships to treat the
corridor in a regional context • Township of Toms River 2014 Capital Plan
and Budget
• Leverage assets such as the Joint Base/
Quality Assurance Lab in Manchester and • Township of Toms River 2014 Action Plan
Lakewood’s international trade designation • American Planning Association New Jersey
for economic development within the corridor Chapter 2014 Real Estate Forecast Manchester Township Municipal Building

• Identify uses and concepts for underutilized • Berkeley Township Environmental Resource
1 Colonial Drive

assets within the corridor Inventory (2012)

• Explore how municipal partnerships can • Berkeley Township Land Use and Circulation
realign development patterns in support of Ocean CountyPlanning Board
enhanced transit service
Plan Elements (2009) Comprehensive Master Plan
Revised: December 5, 2011
• Berkeley Township Master Plan (1997)
• Borough of Lakehurst Master Plan
STUDY AREA DESCRIPTION Re-examination (2008)
• Joint Base Land Use Study
The Study Area for LDP #13: Route 37
• Economic Health of Ocean County (2011)
Economic Corridor Vision Plan focuses on the
four municipalities within the half-mile wide • EPA Third Fiver-Year Review Report for
corridor centered on Route 37, the six-mile Ciba-Geigy Chemical Corporation
highway section between the Garden State Superfund Site (2013)
Parkway and Lakehurst Borough. Although the • Ocean County Action Plan (2014)
corridor contains several key regional assets, • Ocean County Comprehensive Master Plan
including the Joint Base/Quality Assurance (2012)
Lab, the communities are characterized by high • Township of Manchester Master Plan (2011)
unemployment and a reliance on automobiles.
• Long-Term Economic Monitoring Program Ocean County, New Jersey
Fact Book (2013)
 Phase 1: Where are we now? Where are we headed? 13

• Township of Toms River Redevelopment Coalitions Joint Base McGuire-Dix-Lakehurst

A REGIONAL NATURAL RESOURCE PROTECTION PLAN
Plan for Phase I Downtown Waterfront and Pictatinny Arsenal: Leveraging Federal
for the
TOMS RIVER CORRIDOR
Redevelopment Area Employment for Economic Development,
JACKSON AND MANCHESTER TOWNSHIPS
OCEAN COUNTY, NEW JERSEY • Ocean County Department of Planning Joint Revenue and Job Growth for New Jersey
Land Use Study (2009) • Ratio of Federal Dollars Received to Federal
• Route 9 Corridor Master Plan (2009) Dollars Sent to Washington, D.C. by State
(2009)
• Rutgers-Bloustein Toms River Redevelopment
Studio Report (2013) • Rutgers’s Report: New Jersey’s Military
and Coast Guard Facilities: Economic
• Toms River Pedestrian and Bicycle Mobility Contribution to the State Economy (2013)
Summary Report (2011)
• New Jersey Council on Armed Forces
• Governor’s Executive Order No. 134 (2013) and Veteran’s Affairs: The Importance of
• Joint Base McGuire-Dix-Lakehurst: America’s Protecting New Jersey’s Military Missions
Premier Joint War Fighting Base (2013)
TOMS RIVER CORRIDOR TASK FORCE • Friends of Navy Lakehurst: Proposed Navy • Ocean County Adults 65 Years and Over
FEBRUARY 2004
Lakehurst Hightech Research Center Below Elder Index
• New Jersey Military Base Enhancement
Source: Friends of Navy Lakehurst

Friends of Navy Lakehurst: Rendering of proposed Navy Lakehurst High Tech Research Center, including tech development and satellite college campus
14 ROUTE 37 ECONOMIC CORRIDOR VISION PLAN

EXISTING CONDITIONS

There is a growing medical cluster around Entrance to Ciba-Geigy site, currently closed for on-going environmental remediation work.
Community Medical Center

There are limited sidewalks along Rt. 37 often close Rail right-of-way runs underneath the Garden State Toms River Park and Ride Regional Bus Terminal
to fast moving traffic Parkway linking the corridor to Downtown
 Phase 1: Where are we now? Where are we headed? 15

Northampton Business Park is a thriving light There is little pedestrian and bicycle access and
industrial park in the center of the Route 37 area. connectivity along Rt. 37. Where sidewalks exist, they
are continuously broken by large drive entrances

Existing Rail ROW Parallel to Route 37

Typical senior housing in the corridor There are many vacant parcels marketing their Off-track betting is one of the newer uses to occupy
development potential. former retail centers.
16 ROUTE 37 ECONOMIC CORRIDOR VISION PLAN

BASELINE SOCIO-ECONOMIC ASSESSMENT

The Route 37 Study Area, as well as the partners in 2010 compared to the 20-minute housing demand, as empty nesters and retirees
20-minute Drive Contour from the center of the Drive Contour and the MSA. The majority of choose to downsize to smaller units. The aging
corridor (representing the likely primary market households in all three study areas do not have population may additionally create additional
area for area consumers and prospective new children. Approximately 77 percent of housing demand for transportation infrastructure for those
and relocating businesses) and the Monmouth- units within the Route 37 Study Area are owner- who choose not to drive.
Ocean Metropolitan Statistical Area (MSA) are occupied, which exceeds ownership rates of the
all expected to experience modest population 20-minute Drive Contour and MSA, and the Population by Geography
and household growth through 2018. However, vacancy rate (10 percent) is lower in the study
some Census Block Groups within the study area than the other geographies.
area are expected to undergo rapid population
growth, and others to lose population. For
example, the population in the northern section Residents 65 and older dominate the population
of the study area in Manchester Township is in the Route 37 Study Area, and older empty
expected to increase by 3.48 percent per year, nesters (65 to 74) are forecasted to undergo the
while population in a section of Lakehurst is greatest growth in Ocean County by 2018, while
anticipated to decline by 0.7 percent per year. those aged 35 to 54 are expected to decline.
Although population densities vary widely among The aging population has implications for
Census Block Groups in the Route 37 Study
Area, most census tracts have a population
Annualized Percentage Change, Total Population
density of over 2,000 people per square mile;
in comparison, the population density for New
Jersey is only 1,205 people per square mile.

Consistent with national and regional trends,

non-family households are growing faster than
family households in all three geographies. As
a percentage of total households, the share
of single-person households in Ocean County
has risen slightly over the last two decades,
representing almost three out of 10 households
in 2010. The Route 37 Study Area demonstrated
a lower percentage of single parent households,
multi-generational households, and unmarried Source: US Census Bureau; Esri; 4ward Planning Inc., 2014
 Phase 1: Where are we now? Where are we headed? 17

SOCIO-ECONOMIC TRENDS ANALYSIS STUDY AREAS - 2013 SUMMARY

In 2012 the percentage of Ocean County
residents 25 years and older possessing a
ROUTE 37 bachelor’s degree or higher is significantly
CORRIDOR Population: 43,314 lower than the percentage of similarly degreed
STUDY AREA Total Population:
Households: 43,314
21,728 persons living in the MSA or New Jersey. This low
Total Households:
Median Age: 21,72863.6
Median Age: 63.6 educational attainment can be linked to lower
Median Household Income: $37,002 income, as people with less education may face
Median Household
Percent of Household Income: $37,002
Incomes Population:
>$75,000: 43,314
20.2%
Percent of Household Incomes
Total >$75,000:
Households: 20.2%
21,728 limited job options, and those with lower income
Percent Owner-Occupied Housing: 76.9%
Percent Owner-Occupied Housing:
Median Age:76.9%
63.6 may be less able to afford higher education.
Median Household Income: $37,002
Percent of Household Incomes >$75,000: 20.2%
Percent Owner-Occupied Housing: 76.9% Consumer spending levels in the Route 37 Study
Population: 344,302 Area are far below the national average in a
20-MINUTE Total Population:
Households: 344,302
129,995 select set of discretionary spending categories,
DRIVE Total Households:
Median Age: 129,995
42.5 including groceries, dining out, housing, apparel
Median Household Median Age: 42.5
Income: $52,520
CONTOUR and services, transportation, travel, healthcare,
Percent of Household Incomes Population:
Median Household >$75,000: 344,302
Income: $52,520
35.8% entertainment and recreation, personal care,
Percent of Household Total
Incomes Households:
>$75,000:
Percent Owner-Occupied Housing: 69.3% 129,995
35.8%
Percent Owner-Occupied Median
Housing:Age: 69.3%
42.5 and education. This trend may be troubling for
Median Household Income: $52,520 service and retail-related businesses. In addition,
Percent of Household Incomes >$75,000: 35.8% at $37,000, the Study Area median household
Percent Owner-Occupied Housing: 69.3% income is just over half that of the MSA, which
Population: 1,215,099
Total Population:
Households: 1,215,099
454,301 exceeds $70,000.
Total Households:
Median Age: 454,301
42.6
Median Age: 42.6 The Route 37 Study Area is currently over 80
Median Household Income: $70,373 percent white. However, the racial composition
MONMOUTH Median Household Population: 1,215,099
Income: $70,373
Percent of Household Incomes >$75,000: 47.8%
Percent of Household IncomesTotal Households:
>$75,000: 454,301
47.8% is expected to change through 2018, as the
& OCEAN Percent Owner-Occupied Housing: 64.1%
Percent Owner-Occupied Median
Housing:Age:64.1%
42.6 white population is projected to decline while
MSA Median Household Income: $70,373 the percentage share of all other racial groups
Percent of Household Incomes >$75,000: 47.8% is anticipated to increase. Latinos/Hispanics of
Percent Owner-Occupied Housing: 64.1% any race are forecasted to lead with an increase
Source: US Census Bureau; Esri; 4ward Planning Inc., 2014
of just over 23 percent, which will likely drive
further demand for larger residential units (four or
five bedroom), as these groups tend to exhibit a
higher propensity for multigenerational living.
18 ROUTE 37 ECONOMIC CORRIDOR VISION PLAN

ELDER-INDEX expenses is their housing. More than 46% of nearly three percent of the full-time workforce
Twenty-five percent of all seniors in New Jersey their income must go towards their housing, taxes (equivalent to over 10,000 jobs) between 2007
rely on social security as their only income. The and utilities. This highlights the need for more and 2009. Although primary jobs did grow
Elder Index is a measure of income that older affordable housing. About 40% of adults 65 and between 2009 and 2011, a considerable gap
adults require to maintain their independence in older living in Ocean County are below the Elder remains relative to pre-crisis levels. In 2013,
the community and meet their daily costs of living Index. Almost 55% of elder adults have incomes high unemployment began to trend downwards,
statewide, including affordable and appropriate below the elder index, while about 28% of elder but some of this is attributable to a declining
housing and health care. The NJ Elder Economic couples have incomes below the elder index. labor force rather than job creation. The closure
Index shows that 250,000 seniors over the age of Fort Monmouth also had an impact on jobs in
of 65 in New Jersey (42%) of single and elderly LABOR AND INDUSTRY TRENDS the area.
couples living in the community do not have the ANALYSIS In both the MSA and New Jersey, workers 55
money to cover their basic costs. This group is The Great Recession had an enormous impact and older performed significantly better than
made up of 64% women. on the number of total primary jobs within the young workers (29 and younger) in the wake of
The most costly portion of a senior’s monthly Monmouth-Ocean County MSA, with losses of the economic downturn. A relatively strong rise
Phase 1: Where are we now? Where are we headed? 19
20 ROUTE 37 ECONOMIC CORRIDOR VISION PLAN

in the share of workers 55 and older in the MSA occupations. with one child.
suggests that many companies valued experience According to data provided by the New Additionally over the next decade employment
and productivity over youth and potentially lower Jersey Department of Labor and Workforce opportunities could come on the Joint Base if the
payroll costs. Development, Health Care and Social Assistance there is growth in the base’s mission.
Between 2007 and 2012, industries with is projected to provide the greatest number of
consistently positive annual net job flows in the new jobs between 2010 and 2020 in the MSA.
Monmouth-Ocean County MSA were Health Although most other industries are expected Moving forward, the Monmouth-Ocean
Care and Social Assistance; Accommodation to grow over the next decade, Manufacturing, County MSA will need to confront the following
and Food Services; and Arts, Entertainment and Information, and Government are forecasted to issues through improved training and skills
Recreation. Three industries (Health Care and decline. development:
Social Assistance, Retail Trade, and Educational The occupational groups projected to add the • An aging workforce with few replacements in the
Services) combined for over 45 percent of total most jobs between 2010 and 2020, such as near-term
primary employment in 2011. All of these Office and Administrative Support, Personal • Employment growth concentrated within lower-
industries are service oriented and locally serving. Care and Services, Sales, and Food Preparation wage industry sector
Of the six largest employment sectors, and Serving Occupations, are all generally
Professional and Technical Services is the characterized by relatively low wages that often
only sector categorized as a traded industry, do not provide a living wage for a single parent
suggesting it tends to serve markets outside
of the labor area. Additionally, according
to derived location quotients, the MSA has a
relative advantage for the Art, Entertainment, and
Recreation industries, as well as Utilities, Retail
Trade, and Health Care and Social Assistance.
Interestingly, over the next decade, employment
opportunities in the Monmouth-Ocean MSA will
principally come from replacement openings
as opposed to new job creation. This reflects
an aging and retiring workforce coupled with
cautious hiring practices. Replacement openings
will be particularly significant within the food
preparation, retail, and administrative support A Medical cluster has been developing around the Community Medical Center along Rt. 37.
 Phase 1: Where are we now? Where are we headed? 21

Source: [Link] Bureau, Center for Economic Studies, LEHD, [Link]

22 ROUTE 37 ECONOMIC CORRIDOR VISION PLAN

STATE PLAN INDUSTRY CLUSTERS LIVING-WAGE EMPLOYMENT The Living Wage Calculator is a website
According to the New Jersey State Strategic In many American communities, families working developed and maintained by Dr. Amy K.
Plan, job retention and creation efforts can be in low-wage jobs make insufficient income to Glasmeier at the Massachusetts Institute of
strengthened by focusing on regional strategies live near where they work, given the local cost Technology (MIT). The Living Wage Calculator
through the cultivation of a new industry cluster- of living. A “living wage” job allows the earner shows the differences between minimum
based development strategy. Firms tend to to afford the actual necessities of life for a wages and minimum living wages across eight
be more successful when they group together household—adjusted for the typical monthly different household scenarios (from single adult
geographically due to information spillovers, local costs of housing, healthcare, childcare, and to two adults and three children living in the
non-traded inputs, and a skilled local labor pool. transportation within a community. Calculating same household). The data incorporated in
The following industries were identified in the State a living wage for a specific community requires the calculator is from a variety of sources. All
Strategic Plan as growth opportunities for New estimating the local cost of living based on typical occupations have annual mean employee pay
Jersey: demographics, household expenses, and wages. that meets the living wage ($10.72) required for
The annual income range (which varies based a single earner household to be self-supporting.
• Green Economy – New Jersey is ranked
on the number of dependents) necessary for However, as the number of dependents and
second in the country for installed solar and
a full-time single-wage earner to make a household expenses increase, the required
is recognized as a leader in offshore wind.
living wage in Ocean County and afford the living wage increases as well. The following
• Tourism Industry – Tourism accounts for 8.8% necessities of life for his/her household ranges professions have annual mean employee pay
of the State GDP and is the third largest from $22,304 to $71,558. For example, a that meet the living wage ($21.21) required for
industry in the state. single-wage earner with no dependents would a single earner to support a family of four (two
need to earn $22,304 annually, while a single- adults and two children) in Ocean County:
• Food Production and Processing – New
wage earner supporting three children would
Jersey is home to more than 10,000 farmers • Computer and Mathematical ($43.35)
need to earn $71,558 per year. Just over $21
who produce products valued at $1 billion ($44,119 annually) is considered to be the living • Legal ($49.40)
per year. More than half of the State’s wage required for a full-time single-wage earner • Management ($65.19)
unrestricted open space is owned and to support a family of four (two adults and two
operated by farmers, who wish to continue children). This is significantly higher than what • Business and Financial Operations ($37.07)
the industry if it remains economically viable the same wage earner would need to make to • Architecture and Engineering ($40.12)
for future generations. be above the federal poverty rate ($10.60 or
• Healthcare Practitioner and Technical ($41.39)
$22,048 annually), or would make working a
full-time minimum-wage job ($7.25 or $15,080 • Construction and Extraction ($26.78)
annually). • Education Training and Library ($27.61)
 Phase 1: Where are we now? Where are we headed? 23

• Life, Physical and Social Sciences ($35.55) • Transportation and Material Moving ($15.65) MILITARY INSTALLATION ASSESSMENT
• Installation, Maintenance and Repair ($24.21) • Production ($16.90) Adjacent to the Route 37 Economic Corridor
Study Area is the Joint Base McGuire-Dix-
• Community and Social Services ($25.88) • Office and Administrative Support ($18.02) Lakehurst (Joint Base), an active military
• Arts, Design, Entertainment, Sports and Media • Farming, Fishing and Forestry ($13.81) installation. The Joint Base is the only tri-service
($26.08) joint base in the nation, with active duty, reserve
• Personal Care and Services ($14.11)
and guard services members from the United
According to the Living Wage Calculator,
• Healthcare Support ($14.20) States Air Force, Army, Navy, Marine Corps and
the following professions have annual mean
Coast Guard.
employee pay below what is considered to be the • Food Preparation and Serving Related ($11.53)
living wage ($21.21) required to support a family The base spans more than 20 miles (42,000
• Security Guards ($13.46)
of four (two adults and two children) in Ocean acres) east to west and is bordered by Ocean and
County: • Building, Grounds Cleaning and Maintenance Burlington Counties. It is the largest employer
($13.72) in Southern New Jersey and the second largest
• Sales and Related ($20.50) employer in the state. By hosting more than
80 mission partners, the installation supports a
population of about 42,000, and about 4,000
facilities with an estimated value of $8.1 billion.
The Naval Air Station Lakehurst makes up the
eastern end of the Joint Base and is the home
of NAVAIR and the Navy’s at-sea aircraft launch
and recovery technology, engineering and life
cycle support. It also serves in this capacity for the
Marine Corps and for some NATO allies. NAVAIR
Lakehurst provides aircraft carrier aviation
support systems to the fleet including catapults,
arresting gear, visual landing aids, weapons
handling equipment, and other aircraft servicing
and maintenance equipment.
The Lakehurst portion of Joint Base MDL is
comprised of 7,430 acres and over 3,000
employees. It is the largest Naval Aviation facility
24 ROUTE 37 ECONOMIC CORRIDOR VISION PLAN

in the Northeast and the largest employer in report, “New Jersey’s Military and Coast Guard create a Federal Advisory Board to preserve,
Ocean County. Facilities: Economic Contribution to the State support, and expand military installations.
Most of the people working on the Lakehurst Economy,” the military presence in New Jersey This would develop and help implement a
portion of the base are civilians, including has declined in recent decades, yet the bases comprehensive plan to preserve and expand
highly trained technicians, scientists, engineers continue to contribute substantially to the state capabilities of installations with the goal of
and skilled trade workers. Only about 20% economy. creating new jobs and expanded missions.
of personnel at the Joint Base McGuire-Dix- For example, in 2012 the Federal government Before the report was released Governor Chris
Lakehurst live on base. The average age of both spent about $5 billion within New Jersey, which Christie issued Executive Order No. 134 on
white and blue collar employees is about 47 generated over 45,600 jobs that pay $2.6 billion June 13, 2013 ordering the creation of a new,
and average salary is $98,000. The base had and add about $3.8 billion of wealth to New “New Jersey Military Installation Growth and
been adding about 55-80 jobs a year. That Jersey residents. The $4.8 billion in federal Development Task Force.”
rate is projected to continue, but there may be spending annually for military installations in
a downturn in 2016. Most companies and New Jersey results in $9.6 billion in new business
suppliers that Lakehurst uses are from outside of revenues, with about $6.5 billion being wealth
the State. added in the form of GDP by the state.
Of the GDP total, over $4.0 billion is in the
BRAC form of labor income that support about 73,000
Although the Joint Base is a major employer jobs. In 2013, the New Jersey Council on Armed
in the state, it is in jeopardy. The US Defense Forces and Veteran’s Affairs released a report on
Department Defense budgeted that a Base the importance of protecting New Jersey’s military
Closure and Realignment Commission (BRAC) be missions. BRAC and the assigning of missions
setup for 2017. and funds to bases outside of the state have
eroded New Jersey’s military missions. In 2005,
Other states have invested millions into protecting
BRAC closed New Jersey’s Fort Monmouth, which
their military installations, and without state
had contributed 22,500 jobs statewide, with a
support the base could close in the 2017 Base
total of $2.5 billion in economic impact.
Realignment and Closure (BRAC). Military bases
will need to be recognized as an economic New Jersey’s military installations are joint and
development opportunity, with state level support transformational with high military value. In New
Jersey, they have access to a talented workforce Joint Base McGuire-Dix-Lakehurst (Joint Base) is the
for military base retention and growth. only tri-service joint base in the nation, with active
and high interdependence with industry. The duty, reserve and guard services members from all
According to a 2013 Rutgers’s University
report recommends the State of New Jersey branches of the military
 Phase 1: Where are we now? Where are we headed? 25

MONMOUTH
COUNTY

Lakehurst
Borough

Joint Base
McGuire -Dix-Lakehurst STUDY To m s R i v e r
AREA To w n s h i p
Atlantic
Manchester
Ocean
To w n s h i p
Berkeley
BURLINGTON To w n s h i p
COUNTY

Barnegat
Bay
OCEAN
COUNTY

0 2.5 5 10 miles

The Joint Base extends across Burlington and Ocean Counties - the Study Area is its eastern gateway
26 ROUTE 37 ECONOMIC CORRIDOR VISION PLAN

MOBILITY ASSESSMENT

BUS AND SHUTTLE ACCESS New Jersey Transit Buses

The study area is currently served by commuter
While there are no New Jersey Transit bus routes
bus, circulator bus, and shuttle services.
operating in the study area, there are connections
to NJ Transit Bus Routes 67 (Toms River to
Ocean Ride Service Newark) and 137 (Toms River to New York) at the
Ocean Ride Service is a great service for seniors Ocean County Mall, Ocean County Government
and those that are physically handicapped, but is Complex, and the Toms River Park and Ride, all
not intend to provide regular transit.   Funding is of which are accessible via Ocean Ride Route
limited and those funds are utilized to assist the 10. At the Park and Ride, riders can also transfer
most vulnerable populations. to NJ Transit Routes 319 (seasonal, New York to
Cape May via Wildwood and Atlantic City) and
Ocean County operates three fixed bus routes 559 (Atlantic City to Lakewood).
that serve the Route 37 Study Area: Ocean Ride
Route 10, Ocean Ride Route 1, and Ocean Ride The Toms River Bus Terminal provides service
Passengers waiting for OceanRide at the Walmart
Route 2. Riders are able to get on or off Ocean to New York City and a few other North Jersey on Rt. 37
Ride at any point along the routes by signaling locations and Atlantic City.
the driver (where roadway conditions permit), and
the buses are wheelchair accessible. The fare is
$2 a ride for adults and $1 for seniors, college
students and children.

In addition to the fixed bus routes, Ocean Ride

provides door-to-door service to seniors (60 and
over) and persons with disabilities, primarily for
routine medical appointments. Riders schedule
pick-ups ahead of time via telephone and
reservations can be made up to four weeks in
advance.

Toms River Park and Ride facility is served by NJ Transit bus routes 67, 137, 319, and 559
 Phase 1: Where are we now? Where are we headed? 27

70

Joint Base
McGuire -Dix-Lakehurst

70

37
70

37

37
28 ROUTE 37 ECONOMIC CORRIDOR VISION PLAN

RAILROAD RIGHTS-OF-WAY (ROW)

Academy (Private Bus) Toms River and Barnegat
The Academy private bus company operates Toms River Branch This ROW begins at the eastern end of the Toms
weekday commuter service to New York. This ROW runs east-west about a block south River Branch ROW and runs southeast across
Although none of these lines have a stop within of and approximately parallel to Route 37, the study area. It is abandoned, and due to its
the study area, there are two lines with stops just extending across the study area between abandonment, this ROW is not considered to
outside the study area, including the Lakehurst- Lakehurst at its western end and the Toms River have significant potential for future transit use.
Manchester-Jackson line and the Forked River- and Barnegat ROW in Holiday City Berkeley at its
Toms River-Brick Township-Parkway line. eastern end. It is an at-risk ROW, meaning that
it has not been through the U.S. Department of Southern Secondary
Transportation, Surface Transportation Board’s This at-risk ROW, owned by NJ Transit, forms
Senior Shuttles
(STB) Abandonment Process, is owned by freight the western boundary of the study area. It runs
The Toms River Senior Center on Garfield Avenue or passenger railroad companies, and has been north-south and the portion south of Lakehurst
offers limited shuttle service to seniors 60 and out of service (not had traffic) for two or more is being used for sand mining operations and
older that live within Toms River Township. The years. Conrail owns a portion of the ROW from freight service. North of Lakehurst, a section runs
center has one 18-person capacity bus and one Lakehurst past Germania Station (Ciba-Geigy to Red Bank. Starting in 1996, NJ Transit began
9-person capacity van that regularly transport Crossing) to the Parkway and to the river. East of
seniors to the Senior Center, grocery stores, and the study area, the portion between the Park and
doctor’s appointments. The Senior Center noted Ride and South Main Street in South Toms River
that spots tend to fill up right away. is owned by Toms River and is planned as a walk
Manchester’s Senior Services Department and bike connection to downtown Toms River and
provides transportation for residents 60 years+ the Ocean County Barnegat Branch bike trail.
to medical and dental facilities located in According to an NJ TRANSIT study, the Toms
Manchester, Lakehurst, Whiting, Brick, Lakewood, River Branch ROW contains the potential site
Silverton and Toms River. Appointments must be that would be most suitable for a train storage
between specified times. yard for any of the three proposed Monmouth-
Holiday City, Leisure Village West, and Leisure Ocean-Middlesex (MOM) rail passenger service
Knoll offer private bus service for their residents. alternatives. Preserving a means of access to
the site is viewed as critically important for any
potential future MOM service.
Passengers boarding Ocean Ride
 Phase 1: Where are we now? Where are we headed? 29

evaluating the possibility of using portions of this Whiting to South Toms River) of a large “triangle” are under consideration for the remaining small
ROW to expand passenger service from Lakehurst of three connected trails. However, the ROW no section in South Toms River since it is in private
to New York Penn Station. Three primary longer exists east of the study area from South ownership.
alignments were analyzed: Toms River to Pine Beach. There is a plan to extend the trail west into the
• Lakehurst to Red Bank study area along the Toms River Barnegat ROW,
• Lakehurst to Matawan TRAILS from South Main Street in South Toms River to
Ocean County Barnegat Branch Trail the Park & Ride in Toms River. This would create
• Lakehurst to Monmouth Junction
a walk and bike connection between downtown
This rail-trail in Ocean County is intended to be Toms River and the Ocean County Barnegat
15.6 miles long and run from Barnegat Township Branch bike trail.
Philadelphia and Long Branch
north to Toms River Township. Currently, 9 miles
This abandoned ROW forms the southern of the trail are complete. The existing trail runs
boundary of the study area. Because it is from Barnegat to Beachwood, with two gaps Golden Triangle Trail
abandoned, it is not considered to have in portions of Lacey and Berkeley Townships. The Golden Triangle Trail is planned as a network
significant potential for future transit use. This Beachwood Borough already maintains a one of three trails. The Barnegat Branch trail forms
ROW may ultimately form the northern leg (from mile stretch of trail west of Berkeley. Options the eastern leg. The second (western) leg would
run along the former Tuckerton Railroad from
Whiting southeast to Tuckerton Junction. The third
leg, the north leg, would run from Whiting in the
west to South Toms River in the east using the
Philadelphia and Long Branch ROW, which forms
the southern boundary of the study area. There is
also interest in extending the ‘northern leg’ further
east. However, the portion of the ROW between
South Toms River and Pine Beach, immediately
east of the study area, no longer exists. There
is a one mile section of trail constructed in Pine
Beach Borough. Further east, many portions of
the ROW have been lost until the Good Luck
Point section in Berkeley Township, which goes
The Toms River Branch ROW runs east-west parallel to Route 37, extending across the entire study from through protected lands.
Lakehurst to the Park and Ride lot in Downtown Toms River.
30 ROUTE 37 ECONOMIC CORRIDOR VISION PLAN

PLANNING AND ZONING ASSESSMENT

The study area spans four municipalities: Toms County was the fastest growing county in the of the highest paying employment clusters in
River Township; Manchester Township; Berkeley State, growing 1,644% from 1930 to 2010. the county. Opportunities for federal contractors
Township; and Lakehurst Borough. Over 23% of Ocean County’s 2010 population working with the base, should be encouraged on
is 65 and older. Many of the seniors in Ocean the corridor to provide additional higher wage
County are concentrated in Berkeley Township. jobs.
PLANNING Toms River has the second highest population The plan also recommends a regional approach
The following subsection highlights relevant in the County, Manchester has the fifth, and to determining the future use of the 1,200 acre
information supporting the goals of the Route 37 Berkeley has the sixth. BASF / Ciba property, which is located in close
Economic Corridor Vision Plan from the master proximity to the Garden State Parkway and has
plans of Ocean County and the municipalities of direct rail access.
the study area: Economic Planning & Workforce
Development Currently, Ocean County has partnered with
• Ocean County Master Plan NJIT’s Defense Procurement Technical Assistance
Ocean County gained more than 65,000 new
• Toms River Master Plan residents from 2000 to 2010. The County’s Center (DPTAC) in Newark to establish the
largest and fastest growing age group is 25-44 “Doing Business with the Military” seminars to
• Township of Manchester Master Plan
year-olds, which will increase the demand for train local businesses on the federal procurement
• Berkeley Township Land Use and Circulation high-salary jobs. The second and third largest process. A satellite DPTAC office could be
Elements age groups are 45-64 year-olds and 65 and established in the County for onsite assistance to
older, which will also grow in size, resulting federal contractors.
in greater demand for health care. However,
OCEAN COUNTY MASTER PLAN
Ocean County has the second lowest weekly
The Ocean County Comprehensive Master Plan Transportation and Mobility
wage rate in the state and the highest commuter
was adopted on December 21, 2011. The The Garden State Parkway (GSP) is the major
rate, which is due to the insufficient number of
county is one of four coastal New Jersey counties, north-south arterial roadway in Ocean County,
higher skilled jobs at the local level.
has the longest stretch of coastal beaches, and extending 40 miles from Brick Township to Little
includes 33 municipalities. The county is about The Ocean County Master Plan identifies the Egg Harbor Township. It provides connections
60 miles south of New York City and about 50 Route 37 Corridor as a prime location for the to the state’s major east-west arterials including
miles east of Philadelphia. Although influenced development of a federal technology corridor, Interstates 195 and 287, the NJ Turnpike and
by these cities, the County is moving toward in support of Joint Base McGuire-Dix-Lakehurst. the Atlantic City Expressway. However, the GSP
a more independent identity, with increasing Engineering and research jobs on the Lakehurst requires all north bound truck traffic to exit onto
employment and educational opportunities. portion of the base currently pay an average Route 18 at Exit 105. This is a key challenge for
Over much of the last four decades, Ocean salary of $98,000, which makes Lakehurst one economic development and local trucking-based
 Phase 1: Where are we now? Where are we headed? 31

Joint Base 70

McGuire -Dix-Lakehurst

70

70
37

37

Pinelands Management Areas

32 ROUTE 37 ECONOMIC CORRIDOR VISION PLAN

businesses. Industrial and other trucking-based • Systems connectivity, such as bike paths and bus greenhouse gas emissions
industries tend to locate in those parts west closer stops to and from key destinations, such as rail Adult Communities
to Burlington County, partially because of Route
• Goods movement through truck routing to lease More than one fifth of the County’s population is
295 and the NJ Turnpike. Lack of commercial
local impacts while supporting industry 65 and older and there are 90 adult communities
and freight access is a challenge to economic
development in the corridor. Route 70 and • Environmental considerations and lowering in the County, which contain about 65,000
county highways serving the area are limited
in their capacity to provide effective access to
Philadelphia and North Jersey. 
70
The average travel time to work according to the Leisure
2006-2008 CTTP survey is 31 minutes, reflecting Knoll
the high number of commuters out of Ocean 70
County and the limited transportation alternatives
available to residents. Additional transportation
Leisure
modes will be pursued as noted elsewhere in
Village West
this report. Physical design standards can also
improve connections between residences and 37
employment areas, and thereby improve traffic
flow. Some options available are:
• Complete Streets Policy

• Walkable Communities, Safe Routes to Schools,

Safe Routes to Transit, Transit Villages and
Rails-to-Trails. 37

• Improvements in signage and design standards at

Holiday City
gateways into downtowns or other clustered devel-
Silver
opment to provide better awareness of pedestrian 37
Ridge
movements and slower traffic volumes.
All transportation projects should take into Holiday City South
consideration:
• Integration with surrounding land uses to ease
congestion Holiday Heights

• Smart growth principals such as walkability and

form-based codes A substantial portion of the Study Area and environs includes senior retirement villages.
 Phase 1: Where are we now? Where are we headed? 33

70

70

70

37

70

37

37
34 ROUTE 37 ECONOMIC CORRIDOR VISION PLAN

dwelling units. Manchester Township has the While market rate housing is generally more officially named the Township of Dover) and was
most adult communities in Ocean County, affordable in Ocean County relative to other last updated in May 2009. Major goals of the
and Berkeley Township has the largest adult regions in the Together North Jersey region, the Master Plan include preserving remaining open
community of Holiday City. There is currently lack of affordable housing choices that are further space, particularly waterways, and focusing on
more supply than demand for this housing type. inland and mass transportation alternatives are revitalizing Historic Downtown Toms River. The
also problems. The reliance of automobiles of Township also identified creating a more unified
residents of the municipalities in the study area design theme for the Township that would better
Affordable Housing makes housing less affordable overall due to the link the downtown with the rest of the Township as
Most affordable housing is provided through the added cost of commuting by car. a goal.
1985 NJ Fair Housing Act which sets “fair share“ Additional affordable housing options in the area Specifically related to the portion of Toms River
obligations for each municipality. The housing include mobile home and manufactured home located within the study area, the Master Plan
obligations must be included in a housing communities. addresses the following:
element of municipal master plans. Toms River
has had one of the highest fair share obligations
due to its high growth rate, and has provided Design Route 37
thousands of low to moderate income housing In Ocean County, large scale retail sites currently The Master Plan identifies as a goal to
units. lack design improvements, such as larger “coordinate with NJDOT and neighboring
Local housing authorities have the powers walkways with pedestrian scale lighting, benches municipalities to identify strategic improvements
designated in New Jersey Local Revdevelopment and seating areas, bike facilities and modern and long-term solutions that coordinate traffic
and Housing Law. These generally include: plan, bus shelters. The plan also recommends that flow with land use, particularly along heavily
construct, and operate housing communities; county municipalities should consider multiple traveled roads such as…Route 37”. The Plan
distribute housing choice vouchers, mortgage story buildings, which provide opportunities to notes that while the Route 37 corridor is almost
assistance, and other financing; and provide incorporate mixed uses, such as residential, office entirely developed with both small and large
emergency housing. Ocean County has three and retail. Furthermore, pedestrian and bicycle scale commercial uses, many businesses are run-
public housing authorities: Lakewood Housing needs should also be considered in the design of down, poorly maintained, or not developed to
Authority, Brick Housing Authority and Berkeley sidewalks, paths, signage, seating, lighting and their full potential, presenting many opportunities
Housing Authority. As of 2010, these authorities bike parking areas. for infill development and redevelopment along
and other programs had a combined total of the corridor.
7,637 individuals on their existing waiting lists. The Master Plan also expressed concern
However, as of 2010, there were only 606 TOMS RIVER MASTER PLAN
The Toms River Master Plan was adopted in about non-residential uses along the Route 37
assisted housing units in the County. corridor encroaching into ‘viable’ residential
October 2006 (when the township was still
 Phase 1: Where are we now? Where are we headed? 35

neighborhoods. Finally, the Master Plan set as a • Encourage the further development and use of TOWNSHIP OF MANCHESTER MASTER
goal improving public transportation throughout mass transit and provide better information on PLAN
the Township, which is viewed as critical to serve available transit service. Originally adopted in 1993, the Township of
the large senior citizen population. The Master Manchester Master Plan was last revised on
• Promote the introduction of rail passenger service
Plan recommended several zoning changes along December 5, 2011. At 82.5 square miles,
to Ocean County through connection to the
Route 37 in the study area, most of which have Manchester Township has the second largest
since been put into effect. Northeast Corridor at Monmouth Junction.
land area in Ocean County. About 73 percent
• Require sidewalks and curbing in all new of the Township is regulated by the Pinelands
construction and renovation projects on public Comprehensive Management Plan, which limits
Other recommendations related to the Route 37 future development.
streets. In addition, the Master Plan indicates a
corridor include:
desire to develop biking and walking trails and
• Improve traffic flow. greenways throughout the Township. As of 2010, Manchester Township has the highest
median age in New Jersey, 65 years old. The
town is also characterized by a comparatively
lower household income due to the high level
37 of retired persons. Developing vacant land in
the Route 571 Ridgeway area and the large
contiguous tracts of land south of Route 37 could
Heritage
Minerals Site
significantly increase the town’s population.
However, the full impact of new development will
depend on the type of development, economic
BASF/Ciba-Geigy
Corp. Site factors, water and sewer allocation and
environmental issues.
The Heritage Minerals property is the largest
Business/Light undeveloped land on the eastern end of the
Industrial Park corridor. In 2014, Manchester Township formally
declared this property as an “Area in Need of
37
Redevelopment”. Currently, the site has approvals
for over 2,000 Age-Restricted Residential Units.
Hospital
Downtown However, due to changing market conditions
Toms River and a desire for more mixed use development,
the developer and the town have reached an
36 ROUTE 37 ECONOMIC CORRIDOR VISION PLAN

agreement in principle to pursue a mixed- indoor recreation space, and construct at least shoreline, with about 10 miles of oceanfront,
use town center development with a variety of three additional sports fields on Township owned 18 miles of bay frontage and 7 miles of creek,
housing stock. property stream and river frontage. About 19,500 acres
As plans are currently in the conceptual phase, in Berkeley are within the Pinelands National
• Require recreation facilities as necessary improve-
there is a unique opportunity to integrate the Reserve and about 10,310 acres fall under
ments associated with residential subdivisions
goals of the Route 37 Economic Corridor Vision the Pinelands Commission. The housing stock
Plan into many aspects of the development. The • Work with the Pinelands and County to preserve is predominately single-family homes with a
Standing Implementation Committee for this plan a system of greenway links to public parks and number of housing developments on lagoons.
should closely coordinate with the developer and Township heritage sites There are a significant number of second homes
the Township of Manchester to ensure that there that are utilized during the summer.
• Transform the former New Jersey Southern Branch
are adequate multi-modal connections to Route railroad right-of-way into a bicycle and pedestrian The Township has three distinct areas:
37 and the parallel rail right-of-way.
trail • The Pinelands

• The Eastern Mainland

Because many aspects of the previous approved
• The Barrier Island
development have changed, the developer will BERKELEY TOWNSHIP LAND USE AND
need to secure a number of regulatory approvals CIRCULATION ELEMENTS
and amendments. These steps have been Berkeley Township is a suburban coastal
initiated and would continue during the early community with approximately 35 miles of
implementation phase of the Route 37 Economic
Corridor Plan.

Open Space and Recreation

The central goals of Manchester Township’s Open
Space and Recreation Vision are listed below:
• Permanently preserve at least 10,000 acres of
open space

• Create open space buffers (or greenways) around

existing development to preserve scenic landscape
features, prevent urban sprawl and provide
passive recreation opportunities

• Construct a community center (or two smaller

centers) to hold local events and provide an With few exceptions, zoning ordinances in the study area do not accommodate mixed uses creating a
sprawling development pattern.
 Phase 1: Where are we now? Where are we headed? 37

Vision 2020 ZONING connections, plazas, or other amenities, and

By year 2020, the Township aims to be Current zoning ordinances of the municipalities in related by a single theme”. Berkeley Township
a comfortable mix of quality residential the study area support low density development has a Redevelopment Plan zone that supports
neighborhoods with convenient shopping with relatively uniform land uses. Toms River single-family affordable housing.
and employment opportunities, defined by an Township and Berkeley Township are impacted Toms River Industrial Zone contains the Ciba-
extensive open space system. The Township by CAFRA.  Toms River Township and Berkeley Geigy site. There are many allowed (industrial)
plans to reverse the trend towards sprawl by both have barrier island communities, bay uses in this zone: research and testing
adopting more progressive planning practices communities, and inland communities.  CAFRA laboratories, manufacturing and fabrication,
like retrofitting strip-type development into regulations are the main hurdle in developing the food and beverage processing and packaging,
concentrated mixed-use alternatives, promoting Toms River Route 37 section.  The 1999 Coastal warehousing, wholesaling and distribution
infill development, developing a defined Town Designated Centerswere set to expire December facilities, contractor supply yards, bulk storage
Center and maximizing circulation and mobility 15, 2014. DEP took action to extend the existing of fuel, vehicle repair garages, public buildings,
options. Berkeley’s goals deal mostly with rules without change for a seven-year term, but public utilities, private clubs, hotels or motels
creating a more compact town developed to has yet to act upon the proposed substantive containing 100+ units, child-care centers,
the human scale in order to create a place that changes to the Coastal regulations published offices, medical and dental clinics, and adult-care
is more accessible and accommodating for a June 2, 2014. Toms River does not have centers. Retail and restaurant uses are permitted
diverse set of lifestyles and age groups. The substantive certification from the state.  only on properties with frontage on Route 37
town would also like to provide additional Portions of Manchester and Berkley are (except where they primarily serve workers, such
transportation modes, such as public in Pinelands Regional Growth Areas and as office cafeterias). However, development in
transportation, bikeways and pedestrian ways, Preservation Areas. Toms River Township does this zone is confined to a relatively low density.
and a comprehensive open space system with have a small area that lies in the Pinelands
opportunities for passive and active recreation. jurisdiction that lies outside of the study area. 
There are some growth permitted, but much With few exceptions, zoning ordinances in the
of the zoning is directed at conserving open study area do not accommodate a mixture of
spaces and limiting the density of development. commercial and residential uses on smaller
A vast majority of the study area is zoned to parcels. This type of zoning creates a sprawling
accommodate age-restricted housing, and as a development pattern that promotes the
result a large proportion of the area is developed automobile at the expense of the pedestrian and
as retirement communities. cyclist. Reflecting on the highlighted goals of
the master plans stated in the previous section
There are a few zoning ordinances that are that seek to enhance the pedestrian and cyclists
different than the typical zoning patterns of the experience, create town centers and encourage
area. Manchester Township has passed a Town well-designed mixed-use developments,
Center ordinance (TC Town Center) that aims to the character of current zoning practices is
The master plans call for some mixed use
development including infill and the retrofit of “create a cohesive environment…with a strong inadequate.
existing strip centers. visual identity, physically linked by pedestrian
38 ROUTE 37 ECONOMIC CORRIDOR VISION PLAN

BOROUGH OF LAKEHURST MASTER

PLAN REXAMINATION

The Borough of Lakehurst prepared a Master Plan Specific Plans to encourage private re-investment
Rexamination in 2008 of the 2002 Master Plan in the Borough’s commercial and residential
Update. Lakehurst is located at the convergence neighborhoods:
of two major highways, routes 70 & 37 west.
Only 7% of the Borough is developed as
• The Borough wants to continue to support
commercial and industrial uses, comprising only
and encourage their vision of a “Transit Village.”
15.7% of total tax ratables in the Borough, and
The Borough plans on preparing a preliminary
only forty (40) acres. Publicly held lands make up
plan for application to NJ Transit for designation
the largest segment of land use in the Borough,
as a Transit Village.
over 230 acres. Of the 70 plus acres of privately
owned vacant lands in the Borough more • To add a Redevelopment Overlay Zone
than 80% of that acreage is environmentally onto Block 23, Lot 1.01, previously utilized
constrained land. Approximately 26% of the by the Borough as a Landfill, and adopt a
Borough is residential comprised of single and Redevelopment Plan for that lot.
two family homes. • Rezone parcels located along Routes 37
& 70 from R-2 residential to B-2 Highway
Objectives and Specific Plans within the 2008
Master Plan Rexaminiation related to the Rt 37
Corridor are listed below:

Objectives from Master Plan:

• To provide the opportunity for new business
and industrial areas advantageously situated in
relation to local and regional circulation systems.
• Encourage appropriate development of the
Lakehurst Circle and the Route 37 and Route 70
highway corridors, the gateways to Lakehurst.
 Phase 2: Where do we want to go? 39

PHASE 2:
WHERE DO WE WANT TO GO?
40 ROUTE 37 ECONOMIC CORRIDOR VISION PLAN

REAL ESTATE MARKET TRENDS AND SUPPLY/DEMAND ANALYSIS

OFFICE MARKET TRENDS RETAIL MARKET TRENDS area can only support a limited amount of new
Along the Route 37 corridor new office space The Route 37 Study Area is almost fully retail space.
development will come from medical office space developed. Along Route 37 there are major
Non-family and older empty nesters are
demand, which is experiencing the fastest growth shopping centers, big retailers, and chain
becoming the largest patrons of local retail
among all office segments nationally, due to an stores; and small shops and boutiques can be
stores along Route 37. Research suggests senior
aging population. However, almost half of the found in Toms River. However, a number of
households typically spend less on certain retail
new office space demand along the corridor retail stores are observed to be physically and/
categories than younger households due to
over the next five to 10 years could be met by the or economically obsolescent. Therefore, new
lifestyle needs, healthcare costs, and fixed income
approximately 22,500 square feet of office space demand for retail services will principally be for
streams. Also, a shortage of affordably priced
currently available for sale, or 65,000 square the replacement of older-format stores, as the
feet available for lease. Therefore, strategies
must be developed for adaptively reusing office
space throughout Ocean County for in-demand
office uses before pushing new speculative office
space. However, further analysis is necessary
to determine if certain buildings need to be
demolished to make reuse economically feasible.

From 2009 to 2013, effective office rents in

Ocean County increased by four percent, and
they are projected to increase by 19 percent over
the next five years. However, as of May 2014,
the average rent for available office space within
the study area was lower than that within the
larger Ocean County submarket, suggesting a
lower premium for office space within the Study
Area.

OFFICE SUBMARKET
 Phase 2: Where do we want to go? 41

multifamily housing and limited living wage According to May 2014 data from [Link], sale in the Study Area, one in Berkeley Township
employment opportunities necessary to attract the average asking price for available community and one in Lakehurst Borough, with an average
younger households may cause the corridor to retail space within the study area (under $10) asking price of $315k per acre as of May 2014.
experience increasing vacancies in larger retail was lower than that within the larger Ocean
categories, such as clothing and furniture. An County submarket (over $20), suggesting a lower
inventory of retail centers most likely to become premium for retail space within the study area. On average, households within the Route 37
economically obsolescent over the next five years Also, older centers with vacant anchors and in- Study Area spend only 71 percent of what
is highly recommended for all municipal planning line shops are likely in need of major renovations the New York metropolitan areas (Primary
departments in the Study Area. in order to remain competitive. Moreover, in May Metropolitan Statistical Area, or PMA) households
2014 there were only two retail properties for spend and 80 percent of what Monmouth and
Ocean County (Metropolitan Statistical Area
or MSA) households spend annually on local
retail goods and services. However, the trend
varies across retail categories. While study area
households spend 11 percent less within clothing
and accessory stores, they spend six percent more
in other general merchandise stores.

The study area, PMA and MSA all experienced

an overall “leakage: of retail sales, according
to 2013 ESRI, suggesting that existing residents
are leaving each trade area to purchase retail
goods and services elsewhere. Specifically
within the Route 37 Study Area, 19 percent of
household demand for retail goods and services
is purchased outside of the study area.

By 2024, under a flat growth assumption, the

study area will continue to be undersupplied in
RETAIL SUBMARKET most retail goods and services. The only retail
subcategories with sufficient demand to support
42 ROUTE 37 ECONOMIC CORRIDOR VISION PLAN

the development of new retail stores are full- industrial buildings are growing in popularity Stevens Institute or other colleges/universities
services and limited-service eating places, grocery due to their ability to support a hybrid of office, necessary to prepare local residents for existing
stores, health and personal care stores, and manufacturing and warehouse space in a single and new higher-wage job opportunities.
clothing stores. However, new retail development location. However, the hurdles to redeveloping of industrial
along the Route 37 corridor should be initiated By 2018, an additional 175,000 square feet of sites are local politics and existing zoning.
with caution due to the lingering effects of the R&D is predicted in Ocean County and vacancy
economic downturn, significant demographic rates are predicted to decline to less than six Developing the 600 acres of clean land on the
shifts, and the growing prominence of on-line percent, which is a sign of a strengthening R&D Ciba-Geigy site provide an opportunity to bring
shopping. market submarket. According to May 2014 additional jobs and property tax revenue into the
The study area municipalities should consider data from [Link], the average rental price
adapting current retail zoning to re-envision for available R&D space within the study area
existing greyfields into mixed-use development was lower than within the larger Ocean County
properties. Although proposed mixed-use submarket, suggesting a lower premium for R&D
development has increased within Ocean County space within the study area.
in recent years, there has been no new mixed-
use development proposed within the Study Area The Economic Planning and Workforce
towns Lakehurst Borough, Berkeley Township and Development chapter of the Ocean County
Toms River Township. Master Plan recognizes that highway corridors
like Route 37 have potential to accommodate
INDUSTRIAL MARKET TRENDS new green technology businesses or other
According to the Ocean County Department of growth industries looking for warehouse and
Planning, the number of square feet of industrial manufacturing space with highway and freight
space in the development pipeline within Ocean access. These industries have potential to
County has fluctuated widely over the past provide new living wage job opportunities, help
decade, remaining relatively flat in recent years. meet the local demand for affordable workforce
Furthermore, only seven percent of the total housing, and bring additional tax revenue
industrial space proposed for Ocean County in locally. These sites, along with the Ocean
2013 was located within the Study Area. County College Campus and the old Ciba-Geigy
property in Toms River, provide opportunities to
create satellite educational campus locations for R&D SUBMARKET
Research and Development (R&D) and flex New Jersey Institute of Technology (NJIT), Rutgers,
 Phase 2: Where do we want to go? 43

area. The property is located on Route 37, is in ensure that existing industrial opportunity sites
close proximity to the Garden State Parkway and can be repurposed sufficiently in order to attract
has direct Conrail access connecting Toms River new green technology businesses or other growth
to points north via Lakehurst. The freight access industries. Also, in order to prevent future legal
can accommodate the transportation of materials and political issues, industrially zoned properties
to and from the Lakewood Industrial Park, and should be designated in areas far from residential
nearby warehouse and manufacturing space development.
would allow start-up and relocating companies
to save costs and time on goods shipment.
Therefore, the study area municipalities should R&D space requirements will expand
consider evolving current industrial zoning to substantially if base growth initiatives
succeed. Also, the creation of a Joint Land
Use (JLU) initiative should be explored. ln a
JLU agreement, a corporate entity constructs
commercial facilities on leased government
land. The lease cost is minimal and there
are no property tax requirements. The
space can be leased commercially or to the
government at minimal cost. In the event
new mission is brought to the base, this can
be housed in JLU leased space until the
government allocated funds are available for
on base facilities. This approach could allow
the corridor to be more competitive and
responsive in attracting new mission to the
Joint Base.

Rt. 37 has warehouse and manufacturing space that could allow start-up and relocating companies space to
expand within the corridor.
44 ROUTE 37 ECONOMIC CORRIDOR VISION PLAN

FOCUS GROUPS &

STAKEHOLDER INTERVIEWS
The Project Team conducted nine focus group workshops
as part of the community outreach component of the
Plan. These meetings allowed participants to offer
economic development, mobility, education, housing, and
environmental goals and objectives while sharing their
respective experiences in the corridor. Participants filled out
a short survey form and were engaged in a round-table
discussion about issues and ideas for the Study Area.

The focus group sessions included:

July 14th
Seniors
Manufacturers and Industry
Business Community

July 15th
Education and Workforce Development
Housing
Environment

July 17th
Transportation
Healthcare

July 22th
NAVAIR

A detailed summary and the full results of the focus group

sessions and outreach events can be found in Appendix C.
 Phase 2: Where do we want to go? 45

Key Takeaways - Focus Groups

• Upgrade/repurpose obsolete
commercial properties for mixed use
development that includes housing
• Advocate for Joint Base & supportive
industry and fight BRAC
• Use rail right-of-way as freight and/or
transit corridor
• Create more diversity of housing types,
particularly workforce housing & mixed
use
Business Community Focus Group Transportation Focus Group
• Balance redevelopment with
opportunities for habitat restoration &
preservation
• Target hotel and convention facility to
serve Joint Base business and regional
tourism
• Create eco-tourism “gateway” to
Pinelands and the Shore
• Study consolidating senior community
private shuttles
• Explore possible satellite campus
locations to target higher-wage, growing
workforce opportunities in engineering/
R&D
• Use specialized training options to
customize program for health, green
Environment Focus Group
industry, and tech training
46 ROUTE 37 ECONOMIC CORRIDOR VISION PLAN

OPEN HOUSE AND COMMUNITY OUTREACH

OPEN HOUSE WORKSHOP

An evening Open House Workshop was held at the main branch
of the Ocean County Library in Downtown Toms River on July 30,
2014. The event was advertised with flyers, email distribution lists,
postings on local websites and Facebook pages, and with a formal
Together North Jersey media release through Rutgers University.

The workshop was an open house format where participants

could drop-in any time between 5:00 pm and 8:00 pm to visit
various exhibits structured by topic. At this meeting, the Project
Team provided a general overview including the project goals and
schedule, and information about the project implementation process.
Participants were then asked to move around to topic-stations.
Members of the Project Team were available at each station to
discuss concerns, challenges, and priorities for the Study Area.

Workshop attendees were encouraged to provide input on issues

and priorities by submitting survey forms as well as providing input at
the stations which included:

Meet & Greet - Participants reviewed the Rt. 37 Economic

Corridor Vision Plan Goals and received information about the
project and the Study Area.

Economic Development- Project team members asked

participants to share their experiences with access to
employment within the region, thoughts on what sort of growth
should occur in the Corridor and their access to goods and
other basic services.

Mobility - Participants were encouraged to share their

experiences with safety and traffic concerns along the Corridor
and other ideas for improved transit and transportation

Housing – Project team members shared some thoughts

on strategies for housing in the Corridor and discussed with
participants what sorts of housing needs they see for the area
 Phase 2: Where do we want to go? 47

Environmental & Open Space - Participants

were asked to share their ideas for improving
environmental quality and sustainable
infrastructure, as well as access to parks and
open space in the region.

Give Us Your Best Ideas - Participants at the

final station were encouraged to place Post-it
notes on the large aerial photo with their best
Transportation station at the Open House
ideas and feedback for improving economic
opportunities, as well as their opinions on
mobility, housing, environment and education.

NJ STATE ICE CREAM FESTIVAL

The project team hosted an information table with
Economic Development station at the Open House project information sheets, flyers, surveys and
poster-size maps for the 12th annual NJ State Ice
Cream Festival held in downtown Toms River. The
event brought in more than 8,000 attendees to
downtown Toms River, many of whom live or shop
within the study area.

The information table was conveniently located in

the heart of the activity of the festival among the
tasting booths. While attendees waited in line for
their ice cream, they had the opportunity to learn
about the Rt. 37 Economic Corridor Vision Plan
and receive an invitation to attend the public open
house.

The full results of all the outreach are included in

Appendix C.
Participants making Post-it note comments Project information table at the Ice Cream Festival
48 ROUTE 37 ECONOMIC CORRIDOR VISION PLAN

CONNECTING
PEOPLE, PL ACES,
AND POTENTIAL.
 Phase 3: How do we get there? 49

PHASE 3:
HOW DO WE GET THERE?
50 ROUTE 37 ECONOMIC CORRIDOR VISION PLAN

RECOMMENDATIONS OVERVIEW

The Route 37 Economic Corridor Vision Plan, experienced state and federal agencies whose that meeting was included in the Vision Plan
through economic development strategies, seeks mission is to support New Jersey’s brownfields recommendations.
to tie all the regional assets together and explore redevelopment policies and the USEPA’s
how the municipalities and County can realign Brownfields Economic Development Initiative. WALK, TALK AND ACT
development patterns and change local land use Using a proactive and problem solving team On July 31, 2014, the Project Team facilitated a
policies to support an economic corridor. The approach, the IAWG offers assistance, guidance State Agency “Walk, Talk and Act” event in the
Vision Plan includes recommendations for: and resources to municipalities and any of their Study Area. The presentation and roundtable
redevelopment partners as the municipality discussion was held at the Ocean County Library
navigates the complex road to brownfield in Toms River, and the event included a bus tour of
• Economic Development redevelopment. the Study Area.

• Education & Workforce Development In June 2014, officials from Toms River Township Attendees included the Steering Committee and
made a presentation on the CIBA/BASF site and representatives of various state agencies, Ocean
• Transportation & Mobility
the Downtown Redevelopment areas to a meeting County, and North Jersey Transportation Planning
• Housing of IAWG. After the presentation, representatives Authority. The “Walk, Talk, and Act” tour
of various state and Federal agencies offered presented an opportunity to share key challenges
• Land Use & Environment
ideas and opportunities for technical and financial and recommendations with the group and to
assistance to the Township. Feedback from seek input on potential partnering and funding
The following section outlines the planning and opportunities.
implementation recommendations developed
during the evolution of the Vision Plan. A summary
of the Planning Implementation Agenda (PIA) can
be found at the end of this section. The full PIA
with detailed steps, potential funding and partners
can be found in Appendix A.

INTER-AGENCY WORKING GROUP

USEPA’s Region 2 Brownfields Program has
partnered with the New Jersey Business Action
Center’s Office for Planning Advocacy, NJDEP,
and the Center for Creative Land Recycling to
form the Interagency Working Group (IAWG). The State Agency “Walk, Talk, and Act” tour included a presentation and roundtable discussion sharing key
challenges and recommendations with the group and seeking input on potential partnering and funding
The IAWG is comprised of a diverse group of opportunities.
 Phase 3: How do we get there? 51

HERITAGE
REDEVELOPMENT
SITE

The Vision Plan concept includes key nodes along the corridor with recommended transportation improvements
52 ROUTE 37 ECONOMIC CORRIDOR VISION PLAN

ECONOMIC DEVELOPMENT:
MIXED USE, GREYFIELD & RETAIL REPURPOSING
CORRIDOR ECONOMIC DEVELOPMENT success, further study is needed to properly target
COMMITTEE which goods and services are most needed.
A key first step to advancing development is
ZONING FOR MIXED-USE
establishing a corridor economic development
Zoning in the study area generally does not
committee (EDC) to address the current gap in
typically accommodate mixed use development,
economic development leadership in the Route 37
as many zoning codes were crafted in a time when
Study Area. This overarching organization could
land-use separation was convention. Mixed-use
build off of the Rt. 37 Steering Committee and
development can help address problems related
would ensure stewardship of this plan, as well as
to sprawl and automobile dependency, as people
consistency and accountability.
can live closer (generally within walking distance)
Additionally, as the study area traverses multiple to the goods and services they need on a regular
jurisdictions, coordination at a higher, regional basis. Due to these benefits associated with mixed
level is needed. An EDC would also serve Outdoor dining in a new mixed use project in
to bring together representatives of various Princeton, NJ
groups, including those interested in workforce
development as well as local business and industry
leaders.

MARKET ANALYSIS
A market analysis will provide information for
the best use for repurposed buildings. The Study
Area currently faces a leakage of retail sales,
which suggests that existing residents are leaving
the area to purchase retail goods and services
elsewhere. Specifically within the Route 37 Study
Area, 19 percent of household demand for retail
goods and services is purchased outside of the
study area.
While this leakage suggests a need for additional
goods and services in the study area, the evolving
retail landscape and the lingering effects of the The local communities should explore zoning policies with an eye towards expanding mixed-use and multi-
recession and Hurricane Sandy may make new family residential opportunities to create active places both in downtown areas and in highway corridor
development tenuous. For the greatest chance of redevelopment/repurposing. This example is of a mixed-use project in a suburban highway corridor outside
of Atlanta.
 Phase 3: How do we get there? 53

use zoning, local and county planning officials economically obsolescent over the next five River should take advantage of the work that has
should rethink current zoning policies with an years in order to be ahead of the curve. There already been done, and continue with steps to
eye towards fostering mixed-use, multi-family are a number of retail stores observed to be revitalize downtown.
residential, and small-service retail. physically and/or economically obsolescent, or
not developed to their full potential, presenting There is some additional housing being developed
opportunities for redevelopment along the in the Dowtown area and this should be
REPURPOSE OBSOLETE PROPERTIES FOR
corridor. supplemented to help activate the core area. Arts,
MIXED USE
cultural, and dining options, including nights and
There are now, and will be well into the future, a
Older centers with vacant anchors and in-line weekends, can help to capture Ocean County
number of strip and community shopping center
shops are likely in need of major renovations customers who otherwise drive to locations in
properties within the study area which will only be
in order to remain competitive in today’s retail Monmouth County for those draws.
economically viable as mixed-use development
environment. Much of the commercial retail strip
properties. In order to avoid the large-scale Toms River Township is in the process of retaining
along Route 37 exists as a blight on the corridor.
blighting influences that empty or half-empty a consulting firm to develop a Neighborhood
retail centers can become for communities, DOWNTOWN TOMS RIVER SUPPORT Circulation Plan for the Downtown Toms River
local municipalities should begin thinking Redevelopment Area.  The study will take 6
about how these existing greyfields (including A redevelopment study has already been months to complete and is being funded by
underperforming or closed large-format retail completed and incorporated into Toms River Post Sandy Planning Grants provided by the
centers) should be redeveloped. Township’s Master Plan. There should be Department of Community Affairs.  Outcomes
continued support for this plan and the efforts from the study will further develop the draft
Municipal planning departments should of Downtown Toms River BID to program. Toms redevelopment plan that has been proposed by
inventory retail centers that are likely to become
the Toms River Business Improvement District.

• Create a standing Corridor Economic

Development Committee
• Reexamine zoning for mixed-use and
small-service retail
• Encourage the upgrade/repurpose
obsolete commercial properties for mixed
use development
• Conduct market analysis for Downtown
and Corridor

Older centers with vacant spaces can use some renovations and quality architectural and landscape updates
to remain competitive in today’s retail environment.
54 ROUTE 37 ECONOMIC CORRIDOR VISION PLAN

ECONOMIC DEVELOPMENT:
JOINT BASE SUPPORT, TECHNOLOGY & GREEN INDUSTRY
JOINT BASE ADVOCACY Recommended studies include: capitalize on synergies that result when businesses
The Joint Base is a primary economic driver in are clustered. Manufacturing jobs are coming
• Joint Base Air Space Study
the area, offering job security and high wages. As into greater demand, especially as the aging
mentioned in Section 1 of this report, however, • Mission Risk Analysis (update monthly) manufacturing workforce creates a need for
the Joint Base is vulnerable to being closed in replacement workers.
2017 through BRAC. The Joint Base provides • Mission Opportunity Analysis (update monthly)
many economic benefits; for example, it is the The NAVAIR facility is a world leader in aircraft
• Economic Impact Analysis for Each Mission
second largest employer in the state and it creates launch, recovery, and support equipment.
Opportunity Creating a corridor or a campus that can develop
opportunity for additional economic development.
The Joint Base should be leveraged for additional and provide strategic services will help to grow
economic development, and be valued and the overall mission of the base and protect it from
TECH HUB FOR JOINT BASE
protected as an asset. BRAC.
Due to the proximity of the Joint Base and
relationship with NAVAIR, the Study Area is a A Tech Hub with some key R&D facilities could
The presentation, “New Jersey Military Base good location for a manufacturing hub that could support mission expansion which might include
Enhancement Coalitions Joint Base McGuire-
Dix-Lakehurst and Pictatinny Arsenal: Leveraging
Federal Employment for Economic Development,
Revenue and Job Growth for New Jersey,”
highlights that military bases in New Jersey are
both an economic development opportunity and
challenge. The report recommends support of
the following military economic development
goals:
• Diversify, educate and anchor all missions

• Bring tri-service, high-value missions to New

Jersey bases with associated contractor support
within the state

• Educate high school and college students with

tools to support federal defense infrastructure

A tech incubator campus with an educational component can develop and provide strategic services that
support the Joint Base.
 Phase 3: How do we get there? 55

of clean energy systems will benefit the community

tri-service mobilization and deployment, Campus, or the Joint Base. from an environmental standpoint, as well as
joint technology for aviation ground support provide job opportunities for those working in
equipment, expeditionary airfield technology, and Funding is potentially available through the green technology.
tri-service unmanned vehicle technology. Regional Economic Development Initiative (REDI),
a statewide job development strategy that focuses Funding may be available from the New Jersey
on green occupations. Ocean County has Economic Development Authority (EDA) Clean
“GREEN TECH” CAMPUS pursued REDI grant funding for career training, Energy Solutions (CES) program. This program
The Ocean County Master Plan recognizes that education, and networking and contact services. provides low interest funding for businesses to
alternative or green energy is one of the fastest Also, the county could look to federal government incorporate clean and renewable energy solutions,
growing industries in the economy, and the support, which has created grants to assist states, manufacture clean energy products, or implement
county wants to work with partners to advance local governments, and the private sector to new green technology through workshops offered
development of green technology clean energy. develop green technology and infrastructure. by the One-Stop System and at the Business
Potential partners include NJIT, Rutgers, Stevens Resource Center in Toms River. Additionally,
Institute of Technology, Ocean County College, There needs to be further study of the feasibility the New Jersey Clean Energy Program (NJCEP)
Kean University, and New Jersey Natural Gas. and market for this industry. The study should provides financial incentives, programs, and
identify all the needs of this industry and focus services which may benefit local municipalities and
Areas of focus with potential for new green areas within the green industry and R&D. Local
businesses.
technology facilities and businesses include municipalities can utilize that study to ensure that
locations such as highway corridors like Route proper zoning is in place for a successful green
37, existing industrial parks like the Lakewood technology campus. • Advocate for Joint Base & supportive
Industrial Park or Toms River Corporate Park, industry
the Ciba-Geigy site, the Ocean County College • Create a Ciba-Geigy/BASF
CLEAN ENERGY & GREEN
INFRASTRUCTURE Redevelopment Plan
According to the Ocean County Master Plan, • Explore options for the reactivation of rail
Ocean County was the first county in New Jersey spur
to create an Energy Master Plan for its facilities.
As sites are repurposed, there is opportunity to • Encourage the development a “Green
incorporate clean energy systems and green Tech” campus with focus on Clean Enery
infrastructure. and Sustainable Technology
• Explore manufacturing hub to service and
As a region that suffered the devastating effects of
Hurrican Sandy, resiliency should be a cornerstone support Joint Base, NAVAIR
in the thinking of the infrastructure regardless of • Incorporate Clean Energy components to
Clean energy systems can provide job opportunities
the development type or use. The incorporation repurposed sites
for those working with green technology.
56 ROUTE 37 ECONOMIC CORRIDOR VISION PLAN

ECONOMIC DEVELOPMENT OPPORTUNITY SITE: CIBA-GEIGY/BASF

CIBA/BASF REDEVELOPMENT PLAN

The Ciba-Geigy site is a major opportunity for property. The dispute has caused advancing any the USEPA.
redevelopment. Redeveloping the clean land on redevelopment efforts on the property to be at a
site provides an opportunity to bring additional standstill. The Cell 1 area is under the purview of NJDEP,
jobs and property tax revenue into the area. not USEPA’s Superfund program, and has always
Freight access and service at sites like Ciba-Geigy Removal of Super Fund designation been a regulated landfill permitted under state
could accommodate the transportation of regulations. Cell 1 has been subdivided out and
The Super Fund designation of the property has
materials to and from the Joint-Base and the the remainder of the property has development
had a substantial impact on it perception in the
Lakewood Industrial Park. Having warehouse and potential, some with restrictions and some
region and in the marketplace. One of the key
manufacturing space nearby would also allow without. The land owner has to take initiative to
ways of improving the marketing of the property
start-up and relocating companies to save costs get any portion delisted, so once the tax appeal
is to have the designation removed. There is a
and time on goods shipment. is resolved, BASF should work with the Township’s
process for partial delisting if some portion of the
support to formally apply to get the delisting.
Ongoing remediation is taking place in areas property meets the requirements for delisting with
that faced contamination. Redevelopment could
occur by separating out remediated areas,
contamination areas, and clean areas that could
qualify to be parkland.

A number of uses for the site have been suggested

in various plans and focus groups. Some potential HERITAGE
REDEVELOPMENT
uses for the site include a satellite college campus, SITE

a site for light manufacturing, a mixed-use, mixed-

generation, and mixed-income complex with a
“downtown feel,” a potential site for a sports
team or outlet shopping, a walkable transit village
that connects to downtown and parks, a spa and
fitness center, or a site for green technology and
manufacturing. These concepts would need a real
estate analysis for feasibility.

Resolve tax appeal situation

BASF is currently in an appeal with Toms
River Township on their taxes for the CIBA
Phase 3: How do we get there? 57
58 ROUTE 37 ECONOMIC CORRIDOR VISION PLAN

Market analysis for potential users assets with Conrail in th area, has a technical Create Redevelopment Plan
A more detailed market analysis should be assistance group that can help design an industrial A formal redevelopment plan, prepared by the
conducted to provide information as to the park or facility at no cost to the local communities. Planning Board and adopted by ordinance by the
best set of uses for the CIBA site in the current They study layouts for different types of industry. Township Council, allows for a master plan and
market. The primary objective is to gain a very From the rail operator’s perspective, having the required zoning/design standards. The plan
detailed understanding of local supply, demand, control is the biggest obstacle to reinstating freight should include, among other things, proposed
occupancy and pricing factors for a broad range traffic. Having an existing rail spur already in land uses and development program, building
of land uses within the primary market area, place increases the property’s marketability and requirements, and design standards.
specifically for the CIBA site. the potential for a well-connected redevelopment.

The study should examine competitive supply

within the primary market area (existing and
proposed) for a range of potential land uses and
identify prospective opportunities and challenges
for each of these uses on the property.

Quantitative analysis should also be supplemented

with active broker interviews, in order to “ground
truth” data findings.

Explore reactivation of rail spur to CIBA

The Toms River Branch is an at-risk ROW and
has been out of service (not had traffic) for two
or more years. The portion of this ROW from
Lakehurst (Ciba-Geigy Crossing) is owned by
Conrail. The potential of the at-risk ROW to
be re-purposed for other mobility uses and
connections as one of many attributes of the
CIBA site and the Rte 37 Corridor that needs
further study. With the potential for rail, the CIBA
site could be very suitable for light industrial,
R&D Flex space and the new type of multi-level
warehousing. With an existing rail spur ROW, there may be ways to reactivate to offer opportunites for a high-tech mixed
use redevelopment on the CIBA site.
Norfolk Southern, who shares the rail network
 Phase 3: How do we get there? 59

By adopting a formal plan, Toms River gains certain powers to affect redevelopment including
ability to establish a detailed program and craft specific design standards that can dictate
architectural and public space details far beyond traditional zoning standards. Having a clear
plan in place also makes the property more attractive to potential developers since the plan
and requirements are very clear.

The plan should include a combination of the various economic development strategies in the
Vision Plan including a mixed use core and a Tech Hub/Green Technology Campus among
other uses. The images in this section illustrate the architectural and landscape character of
the high-tech vision for the Corridor and could be the basis for some of the design standards in
a redevelopment plan.

Some potential uses for the site include a satellite college campus, a site for small manufacturing, and mixed-use complex.
60 ROUTE 37 ECONOMIC CORRIDOR VISION PLAN

ECONOMIC DEVELOPMENT:
HOSPITALITY, HEALTHCARE & WELLNESS
MEDICAL OFFICE
Available office space should be inventoried facilities, and be open to patients undergoing
and matched to existing demand. However, the rehabilitation, employees, and the public.
office space currently available may not match
the type of office space that is in demand. Over “GATEWAY” TO THE PINELANDS &
half of all existing office space in the Study Area ECO-TOURISM
was built during the 1980s, and no new office Tourism has the potential to bring some economic
space has entered the submarket since 2005. benefits to the Corridor. While most of the focus of
As the office stock is aging, a detailed inventory the region’s tourism is geared towards the Jersey
is recommended to determine if certain office Shore, there are other tourism and hospitality
spaces need to be demolished in order to make opportunities for the Study Area to develop.
reuse of the parcels more economically feasible. These could help satisfy a business travel need
for the base, but might also include ecotourism
New office space development will, by and large,
come from medical office space demand, which
is experiencing the fastest growth among all
office segments nationally, and is attributable to
an aging population and the rapid expansion of
outpatient healthcare services. A further clustering
of medical related facilities around the hospital is
recommended, particularly if they continue to be
tied to the senior communities and balanced with
wellness facilities.

FITNESS AND WELLNESS

Healthcare is a key industry that could be
expanded through programs focusing on wellness
and fitness. These programs could be associated
with local hospitals that have interest in internal
wellbeing and wellness programs. Wellness
providers offer programs and facilities for the Fitness centers can also be built into medical facilities, and include rehabilitation. Wellness programs offer
entire community, including people of all ages. programs and facilities for the entire community. These images are from a wellness-themed redevelopment
in Jackson, TN where housing, medical, healthcare, and community uses are brought together.
Fitness centers can also be built into medical
 Phase 3: How do we get there? 61

and health and wellness facilities. The Study can be an eco-destination. Miles of path and • Cedar Creek
Area should capitalize on its prime location by trails are proposed through the forested areas and • Forest Resource Education Center
serving as a landing point for this tourism. Tourists around the lakes. An eco-education center is also
introduce money to the local economy, and proposed for the public to learn more about the
eco-tourism and recreation related employment wildlife and habitats in the region. HOTEL AND CONFERENCE CENTER
opportunities will expand. The Joint-Base draws substantial business travel
Within a short distance from the Study Area and many consultants and contract workers use
Concentrated development in a node in the Study exists a wide variety of inland recreational and hotels in Monmouth County or the western side
Area is necessary to properly absorb and capture agricultural attractions. Nearby parks and of the base because there is more activity and
the impacts of growth and the development of recreational resources include: options for dining and entertainment, particularly
these expanding tourist industries in a manner • New Jersey Pinelands and various state parks and in locations that are in walking distance.
that is consistent with the goals of Ocean County, trails The Study Area should target a destination hotel
the State Plan, and the Pinelands. This strategy
• Winding River Park to service existing and future tourism and business
will best ensure that the surrounding environs are
needs for the base and local business travel, as
preserved to maintain the natural features that can • Barnegat Branch Trail well as for small conferences, banquets, and
be an attraction.
• Double Trouble State Park & Historic Village events. A hotel facility in the Corridor could also
Inside the Study Area, the Heritage Minerals site
include a health & wellness theme and draw on a
larger hospitality and tourism business year-round.

• Inventory of existing office space

• Encourage medical clustering in zoning
and redevelopment with a focus on fitness
and wellness
• Target hotel and convention facility to
serve Joint Base business and regional
tourism

The Study Area should take advantage of its location as a gateway to the Pinelands as a landing point • Explore ways to create eco-tourism
for recreational tourism. New paths and boardwalks could connect new development and existing “gateway” to Pinelands and the Shore
neighborhoods to natural areas such as parts of the Pinelands or Winding River Park.
62 ROUTE 37 ECONOMIC CORRIDOR VISION PLAN

EDUCATION & WORKFORCE DEVELOPMENT

SATELLITE ENGINEERING COLLEGE SPECIALIZED TRAINING FOR HEALTH, needs and assist with expertise and funding for
CAMPUS GREEN INDUSTRY, AND TECHNOLOGY class projects to help them solve engineering
Bringing higher paying jobs as well as increased As the Study Area is characterized by high problems.
opportunity for career advancement is a major unemployment, it should look to OCC for
goal of this plan. Engineering and R&D are workforce training opportunities. Ocean County BUSINESS INCUBATOR SITE WITH
thriving fields that provide higher wages and College provides free training to area employers. HIGH-TECH OFFICE
career advancement opportunities. Flex and R&D As the Study Area plans to focus on health, green An incubator site could help address the lack of
industrial buildings are growing in popularity industry, and technology, OCC should be a key skilled jobs and career paths in the Study Area.
because of their ability to support a hybrid of partner in providing training and education. Currently, many area residents must commute
office, manufacturing, and warehouse space in a north due to lack of sufficient jobs in the local
single location. Lakehurst has their own internal training and economy.
vocation-technical school on base. Currently if a
Although no additional R&D space has been particular skill set is needed, they fly professors in The Joint Base plan recommends facilitation or
completed within the submarket in recent years, from across the country, but could look to develop creation and management of incubator spaces for
REIS projects that, by 2018, an additional programs locally in partnerships with higher high-priority industries. Additionally, the Ocean
175,000 square feet will be built and vacancy education providers. The base should continue to County Master Plan recognizes that “Ocean
rates will decline to less than six percent - a sign of work with local schools to market their engineering County should assist in the identification of both
a strengthening R&D submarket environment.

The Ocean County College (OCC) Campus,

Ciba-Geigy site, or area adjacent to the Joint
Base serve as possible satellite campus locations
for NJIT, Rutgers, Stevens Institute, or other
engineering colleges/universities necessary
to target higher-wage, growing workforce
opportunities in engineering and research
and development initiatives, providing degree
programs to base and contractor employees. This
will also help to also replace the aging civilian
workforce at the Joint Base.

Education in the Study Area should be geared to training for engineering and R&D jobs that provide higher
wages and career advancement opportunities.
 Phase 3: How do we get there? 63

green technology and federal procurement

incubator programs, which would provide office
space, commercial/retail support, and network
opportunities for start-up businesses. The
programs could also provide consulting services,
financing programs, business training and
international trade assistance.”

LIFE-LONG LEARNING PROGRAMS

The Study Area is characterized by a large senior
population. Some of these seniors may desire
to continue working, but may need training in
rapidly developing technologies and changes
to the workplace. As mentioned in Section 1 of
this report, the Toms River Master Plan calls for
The Vision Plan recommends facilitation or creation and management of incubator spaces for high-priority providing additional jobs and activities for the
industries. This is part of a corporate campus in Memphis, TN.
large local senior and professional populations.
Training programs could help orient seniors to
new job opportunities.

• Explore possible satellite campus locations

to target higher-wage, growing workforce
opportunities in engineering and R&D
• Use OCC specialized training options
to customize programs for health, green
industry, and tech training
• Explore a business incubator site that
incorporates satellite campus and
high-tech offices
• Expand life-long learning programs and
A campus setting could include satellite campus spaces and programs that provide consulting services, access to training for seniors
financing programs, business training and international trade assistance. Education can be integrated into
mixed use settings like this example from Karlsruhe, Germany.
64 ROUTE 37 ECONOMIC CORRIDOR VISION PLAN

MOBILITY RECOMMENDATIONS

The creation of a more diverse economy with a Corridor. Clusters of higher densities of housing, mix with other modes in a ROW of this size for
dedicated transit corridor and commercial rail will employment, and destination areas have to be safety and logistical reasons.
create more opportunities to attract the targeted “seeded” along Rt. 37 and the parallel ROW in The Orange Line in Los Angeles is a great
industries to the Rt. 37 Corridor and offer much order for enhanced transit service to be able to be example of an off-road BRT corridor with
more flexibility in housing options. implemented. The development of an enhanced high-tech buses and facilities. The line, which is
With compact development nodes, there is transit corridor is a long-term goal and will require operated by the Los Angeles County Metropolitan
potential to create Transit Oriented Developments careful planning and coordination. Transportation Authority, is branded as a signature
(TOD) with a diverse mix of housing including Trade-offs between reactivating freight rail vs. the bus service and an extension of the region’s rail
affordable and workforce units. A key benefit to development of a mulitmodal corridor for portions network. The route follows part of a Southern
TOD is that it is flexible and can be developed of the right-of-way need to be carefully weighed by Pacific former passenger rail right-of-way, similar
in multiple types and scales. After housing, the local communities. Freight rail does not easily to the right-of-way paralleling Rt. 37. It also
transportation is the second largest cost of living
for American households. Therefore, living in
a location with convenient access to transit and
more opportunities for walking and biking to daily
services and employment, reduces the amount of
household income expended on transportation.

MULTI-MODAL TRANSPORTATION
CORRIDOR
The existing Toms River Branch rail right-of-way
that runs parallel to Rt. 37 just to the south is a
great opportunity for an enhanced transportation
corridor. There is an existing spur that services the
CIBA site and could be reactivated for freight with
rail links to the Joint Base, Lakewood Industrial
Park, and points north.
The same right-of-way could include trails and
a dedicated transit corridor that could start as
bus rapid transit (BRT) and have the flexibility to
change to other modes if the service demands
ever warrant it. Planning for transit, including The Orange Line in Los Angeles is a great example of an off-road BRT corridor with high-tech buses and
BRT, must first involve changes to land use in the facilities. Along the right side of the image, a multi-function pedestrian and bike path system runs in the
right-of-way.
 Phase 3: How do we get there? 65

NAVAIR / Navy 70
RDAT&E

70

Heritage Minerals
Site

37
BASF/Ciba-Geigy
Corp. Site

37

37
66 ROUTE 37 ECONOMIC CORRIDOR VISION PLAN

features a multi-function pedestrian and bike path • Provide for efficient transfers between the NJ
system in its right-of-way. TRANSIT and Academy buses and among the
If the rail reactivates as freight there should be OceanRide and other shuttle routes
further study into excursion rail opportunities.
• Be shorter, to improve frequency and provide
There are a number of commercial rail lines in the
state that offer speciality passenger rail service. more direct service
These are typically very limited in schedule and are • Integrate with other transportation improve-
usually oriented around historic excursion trips and ments and redevelopment planned in the
tourism-based service.
study area
• Be identifiable through coordinated and
SENIOR COMMUNITY SHUTTLES branded signage, scheduling, marketing and
Most of the age-restricted senior communities in permanent shelters
the study area offer private bus service for their
residents. They all have their own routes and CORRIDOR BICYCLE NETWORK &
limited schedules. One of the suggestions from COMPLETE STREETS
the focus group session with seniors was pooling The public input did indicate there is interest in
the resources of the various communities and the expanding the trail network, including the creation
municipally-run shuttles to consolidate routes and of designated and clearly-marked bike lanes and
offer more regular routes and services. If portions routes connecting the Rt. 37 Corridor to the Shore
of the parallel right-of-way were to be dedicated area and to the Pinelands. Links could connect
to transit, a consolidated shuttle might be able local destinations such as parks, schools, and
to make use of transit-exclusive lanes improving transit facilities with a bikeway system.
timing and schedules.
The network could use the right-of-way parallel
Increased shuttle frequency and route expansion to Rt. 37 as the main spine and cross connect
will to capture travel needs to medical facilities, to local routes and some of the regional trail
shopping, schools and jobs. Any shuttle routing systems like the Barnegat Branch Trail, without The parallel right-of-way could become
options would require detailed feasilibility study having to risk riding in heavy traffic. Ideally these a multi-modal corridor with trails and a
before considering expansion or consolidating any routes would have a hierarchy and could be a dedicated transitway that could start as BRT
shuttles. The timeframe for this phasing would be combination of lanes, sharrows, and off-street and have the flexibility to change to other
highly dependent upon funding availability. Some trails. modes if the service demands ever warrant
of the goals of an improved local shuttle service it. All of these possiblities depend upon the
If this portion of Rt. 37 continues to have density and mix of new land uses. Without
may include: implementing the land use recommendations
adequate road capacity as new development and
transportation options come on-line, the highway outlined in Economic Corridor Vision Plan, this
progression of transit use will not occur. Trade-
itself may be a candidate for a Complete Streets offs between reactivating freight rail vs. the
• Serve existing and new mixed use,
road diet. Complete Streets are streets designed development of a mulitmodal corridor need to
employment, and community-oriented nodes for all users, all modes, and all ability levels and be carefully weighed by the local communities.
throughout the corridor
 Phase 3: How do we get there? 67

is something the NJ Department of Transportation The NACTO guide emphasizes street design in a allowing for more short-term connectivity and
is looking at in a number of highway corridors Complete Streets context with sets of design goals, mobility options.
throughout the state. They balance the needs parameters, and tools for vehicles, pedestrians, Interconnected properties support alternative
of drivers, pedestrians, bicyclists, transit vehicles, cyclists and transit alike. modes of transportation and provide alternatives
emergency responders, and goods movement With a new clustering of mixed use nodes and an for bicyclists, pedestrians, and drivers. Fewer
based on the roadway context. existing right-of-way of over 100’ in many places, curb cuts onto Rt. 37 also help to promote the
The National Association of City Transportation there may be opportunities in the long-term to long-term possibilities of a road diet/Complete
Officials (NACTO) has published an Urban Street safely incorporate dedicated bicycle, transit, and Streets transformation of the highway.
Design Guide to focus on the design of city streets pedestrian facilities to increase the livability of the
and public spaces, sensitive to all user types. Corridor.
Shared parking is a key component in the creation
ACCESS MANAGEMENT AND SHARED of sustainable, high quality, mixed use nodes. The
PARKING Corridor needs to be viewed as an interrelated set
The current commercial strip development of uses, instead of the assemblage of single-use
with separate driveways for each business or areas that has been typical of conventional
commercial center forces even short trips onto suburban development. Some of the benefits
Rt. 37, thereby reducing safety and increasing resulting from shared parking include efficient
traffic congestion. A supporting network of unified parking by eliminating underutilized parking areas,
property access and circulation systems and the cost associated with those unused spaces, and
provisions for shared parking can encourage the the allowance for the development of other non
series of compact nodes concept for the Corridor parking functions such as open space.

• Study the feasibility of consolidating senior

Expanded shuttle routes should capture travel needs community private shuttles
to medical facilities, shopping, schools and jobs.
• Study multimodal road/ trail along rail
right of way to Downtown
• Explore options to develop alternate bike
network for corridor and region
• Study shared parking, parking
connections/curb cut consolidations and
access management
• Connect Barnegat Branch Trail to Rt. 37
A regional bike network would build of off existing/planned trails and would have a combination of new
dedicated bike lanes, sharrows, and off-street trails. These bottom images are from Ocean City, NJ where a Corridor, Downtown, parks and riverfront
complete network has been developed. areas
68 ROUTE 37 ECONOMIC CORRIDOR VISION PLAN

HOUSING
The Study Area has seen relatively strong growth aesthetic. Additionally, mixed use development challenges that limit the potential for mixed use
in non-family households (typically, these are will reduce automobile dependency, which is an projects. In locations where the surrounding land
small one- and two-person households which important goal for the area. use is already developed, one of the greatest
opt to rent, rather than own homes), suggesting Housing is a natural option when looking to be challenges is assembling land in sufficient quantity
a demand for rental housing units, which are more efficient with land and resources by creating and configuration for cost-effective development.
relatively few, currently. multi-story, mixed use buildings, as opposed This severely limits affordability, as well as
Many focus group participants noted the need to single-story strip commercial. Retrofitting the ability to create a continuous, walkable,
for greater housing diversity. Housing is generally and rehabilitating commercial centers should pedestrian-friendly environment punctuated
expensive, and there is a large rent-burdened be encouraged to include more mixed use by public space and an overall sense of place.
population in the area. With a large lower-wage opportunities, including housing, and should be Identifying key nodes and concentrating mixed
workforce, workforce housing is essential so that incentivized to have flexibility to add other uses use density in those areas allows development to
these people may live close to their jobs, and over time. be compact, helps to make transit more efficient
ensures that local businesses maintain a labor Ownership and existing uses are often the biggest and allows preservation of other portions of the
pool. Corridor.
The Route 37 Economic Corridor Vision Plan also
seeks to improve affordability of housing choices
and economic opportunities overall. Economic
development is comprehensive and needs to
include a diversity of housing choices, particularly
those in mixed use settings and those that are
better suited to transit, which helps affordability
by lessening commuting costs. Considerations of
veterans, individuals with disabilities, and other
disadvantaged groups should be considered when
exploring future housing options.

MIXED USE CENTERS WITH HOUSING

With a large rent-burdened population lacking
affordable housing options, more housing is
needed in the area. Increased density and
supply of housing should help ease that burden.
Mixed use development has a greater ability to
accommodate mixed income housing because of Mixed use development with housing can be integrated with some of the envisioned high-tech medical
additional vibrancy, the concept of “eyes on the and employment clusters on repurposed commercial properties along Rt. 37. This example in Keller, TX
street” security, and a better overall community introduced modern multifamily housing into a suburban core area.
 Phase 3: How do we get there? 69

SENIOR COMMUNITIES others needing workforce housing. Habitat for

A mixed-use Town Center village is planned on
There is a glut of age-restricted housing in Humanity has successfully rehabilitated a number
the Heritage Minerals site. It is envisioned as
the study area, and changes will need to be of restricted senior communities in other parts of
a walkable Town Center with restaurants and
considered long-term to make these communities the country for purposes of creating workforce
shops on the first floor, and apartments, veterans
more sustainable. Generally the occupancy rates housing, and it may be a strategy that could
housing & medical offices on the second/
of these neighborhoods are on the decline. There be considered with the local chapter and other
third floors. Plans also include waterfront and
was an uptick in occupancy as Hurricane Sandy- housing providers in the long-term for portions of
neighborhood parks, local arts and cultural
affected residents sought affordable options, the retirement communities.
attractions.
but the trend is likely to return as many entering Any change needs to be explored, with significant
A traditional village-style neighborhood is planned into the senior housing market are looking changes to surrounding uses and transportation
to surround the Town Center with single-family for more modern communities or places that options occurring first. It should be noted that a
homes, townhomes and condominiums. The Town have a diversity of ages and activities, such as decrease in the aged-restricted housing may have
Center will be connected to neighborhoods and downtowns. a significant impact on traffic along Rt. 37.
the Rt 37 corridor via bicycle paths, parks and
Some of the communities have looked at reducing
roads.
the age requirements to deal with increasing
Anticipated uses surrounding the Town Center DOWNTOWN HOUSING
vacancies. This is something other communities
include townhomes, market-rate single family Downtown Toms River is encouraging residential
in the corridor should continue as a short-term
homes, age-targeted single-family homes development with several project in the works
means of helping the occupancy issues.
and some age-restricted single-family homes, and redevelopment plans, which will offer some
As there is also a lack of affordable and workforce additional housing choices for students and
providing a wide variety of housing options for the
housing, it has been suggested that some of the employees of the Rt. 37 Corridor. As the central
region.
vacant age-restricted units could be occupied by “place” in the area, more housing is key to help
local healthcare workers, young professionals, and grow downtown businesses and build upon all
the community facilities already in place. New
loft apartments and the adaptive reuse of existing
buildings appeal to a broad range of homebuyers
and renters.

• Identify opportunities to create more

diversity of housing types, particularly
workforce housing & mixed use
• Explore zoning and redevelopment options
for more mixed use, active centers that
include housing

There is a need for greater housing diversity overall in the Study Area, including alternate housing types, • Study feasibility of changes to
such as downtown lofts, mixed use apartments, townhouses, and smaller lot single family homes. age-restrictions
70 ROUTE 37 ECONOMIC CORRIDOR VISION PLAN

LAND USE AND ENVIRONMENT

BALANCE REDEVELOPMENT WITH become a leading “Sustainable Corridor” district access management and parking, all of which
PRESERVATION with green tech and industries supported by are critical for this create this type of corridor.
Along with infill and redevelopment in the green infrastructure. As a region recovering
corridor, there are also opportunities for habitat from Hurricane Sandy, resiliency should be Overlay Zoning and Form-Based Codes
restoration/ preservation/ wildlife refuge. With a cornerstone in the thinking of the future Overlay zoning is a regulatory tool that creates
portions of the Study Area touching CAFRA infrastructure.
specialized standards, placed over existing
and Pinelands areas, it is critical to design in a
New developments should consider pursuing LEED zones to protect a specific resource or guide
sensitive way and provide places for additional
preservation areas. certified buildings and sites. New and existing development within a special area. Regulations
buildings should explore green roofs and solar or incentives are attached to the overlay district.
Given the market analysis, there is not substantial panels to further reduce impact on climate. There This can be useful in creating certain districts or
new retail coming to the region and therefore are some solar arrays in the corridor and this zones in the corridor. Since the corridor extends
development can be done in a compact way that type of clean energy is something that can be across multiple municipalities, it also allows the
protects more natural areas. There are already expanded further. towns to develop some consistent standards with
large contiguous areas of open space in and the assistance from the County without having
around the Study Area. These areas include Green infrastructure can both reduce peak flows
of stormwater during storm events and improve to completely change the individual zones in
parks, preserved lands and environmentally-
water quality before it enters the storm sewer each town to match. For the Rt. 37 Corridor,
constrained areas. With the existing and proposed
trail network, including using portions of some system and watersheds. Improvements to existing standards should seek to foster mixed use nodes
of the rights-of-way, the developed nodes in the properties including streets, driveways, parking and high-tech employment centers.
Corridor can be well-connected to each other areas and open spaces can include rain gardens,
and to preserved areas. vegetated swales and median planting strips in
order to collect and filter stormwater. Additional
NJDEP’s Green Acres program provides grants trees that can intercept rainfall are also vital for air
and loans for land acquisition for preservation quality and public health by filtering air pollution
purposes and for green space development. As and lessening the urban heat island effect.
a highly populated area, the Study Area could
be eligible for a 25% grant/75% loan for park CORRIDOR ZONING STANDARDS AND
development purposes and a 50% grant/50% REDEVELOPMENT
loan for land acquisition. If there are some areas Based on this vision and any Master Plan updates,
that can be dedicated for preservation, the State local municipalities should begin thinking about
might be interested in it for wildlife reservation how current zoning must evolve to re-envision
refuge. the corridor into a mixed-use economic district.
A few key zoning considerations should include
GREEN INFRASTRUCTURE additional locations for mixed use development, Given the Study Area’s proximity to the Pinelands
Rt. 37 along with economic development and and CAFRA zones, green infrastructure should be
specific design requirements for bulk standards explored that can provide addtional open space and
mobility improvements has the potential to and more detail on open space preservation, improve water quality.
 Phase 3: How do we get there? 71

An alternative to using an overlay would be Redevelopment FACADE AND LANDSCAPE

adopting design-oriented guidelines or a In order to implement the vision, either zoning IMPROVEMENT PROGRAM
form-based code. A form-based code is a land amendments will be required or the municipalities To promote physical and economic revitalization
development regulation using physical form and can create Redevelopment Plans for some of obsolete and aging properties, a Façade
integrated building typologies rather than strict of the key sites, such as CIBA-Geigy and and Landscape Enhancement Program should
separation of uses as the organizing principle Heritage Minerals. By adopting a formal plan, also be considered. The program, which could
for land development and improvements. a municipality gains certain powers to affect be sponsored by the Ocean County-Toms River
A form-based code lays the foundation for redevelopment including ability to establish Chamber of Commerce, would allow willing
future improvements, ensuring design quality a detailed program and craft specific design landlords to work with local architects and
and a respect for the character and scale of a standards that can dictate architectural and designers to improve their property. Currently
community. It is often adopted as a graphic- public space details far beyond traditional zoning the Toms River Business Improvement District
based, user-friendly companion to the zoning standards. A Redevelopment plan should include, (BID) has a façade program for BID properties
ordinance and/or land development regulations. among other things, proposed land uses and only. The Township itself does not have a facade
Appropriate lot, building, and street typologies development programs, building requirements, program.
can be applied for the various districts or and design standards.
Retrofits and upgrade assistance are particularly
development nodes in the Corridor. needed in locations where environmental
restrictions limit the ability for expansion and new
development. This program could be for design
services only or could even be expanded to work
with a grant program.

• Façade and landscape improvement program for aging

properties
• Master Plan updates for towns and county
• Corridor zoning standards for each town
• Identify locations for mixed-use nodes
• Develop a “Sustainable Corridor” district with green tech and
industries
• Develop green infrastructure & balance redevelopment with
A form-based code is a land development regulation using physical form and opportunities for habitat restoration/ preservation/ wildlife refuge
integrated building typologies. This example of form-based bulk and design
standards is from a mixed use technology park in Chesterfield County, VA.
72 ROUTE 37 ECONOMIC CORRIDOR VISION PLAN

IMPLEMENTATION & PIA SUMMARY TABLE

A clear implementation plan is required to tie In order to make the improvements in the Route The agenda recognizes that successful
all the regional assets together and explore 37 Economic Corridor Vision Plan, Toms River, implementation of plans requires strong local
how the municipalities and County can realign Manchester, Berkeley, and Lakehurst all need to support and action, as well as assistance from
development patterns and change local land use take a series of short, medium and long-term Ocean County and the State of New Jersey. The
policies to support an economic corridor. actions. The following table summarizes the Plan full PIA with detailed steps, potential funding and
Implementation Agenda (PIA). partners can be found in Appendix A.

Short Medium Long

General Corridor Land Use Programming and Policies Term Term Term
3-12 Months 12-24 Months 24+ Months
Inventory existing commercial and office space
Explore Corridor-wide Façade & Landscape Improvement Program for aging properties
Update Master Plans for each town & County with RT. 37 Corridor in mind
Explore Corridor zoning standards for each town
Develop a Sustainable Corridor with green tech, infrastructure, & industry employers
Identify locations for desirable high density, mixed-use nodes along the corridor

General Corridor Economic Development Strategies

Create a standing corridor economic development committee
Advocate for Joint Base and supportive industry
Explore “greyfield” redevelopment for repurposed mixed use properties
Expand medical clustering opportunities and revisit zoning around hospitals
Explore market interest in green technologies campus
Target hotel and convention facility to serve Joint Base business and regional tourism
Develop an eco-tourism and “gateway” to Pinelands and the Shore plan

Housing
Provide more workforce housing
Create diversity of housing types
Study feasibility of changes to age-restrictions (age limit, health care workers, etc.)
Explore artist housing for Downtown Toms River
General Corridor Economic Development Strategies
Create a standing corridor economic development committee
Advocate for Joint Base and supportive industry
Phase 3: How do we get there? 73
Explore “greyfield” redevelopment for repurposed mixed use properties
Expand medical clustering opportunities and revisit zoning around hospitals
Explore market interest in green technologies campus
Target hotel and convention facility to serve Joint Base business and regional tourism Short Medium Long
General
Develop anCorridor Land
eco-tourism Use Programming
and “gateway” to Pinelands and Policies
and the Shore plan Term Term Term
3-12 Months 12-24 Months 24+ Months
Inventory existing commercial and office space
Housing
Explore Corridor-wide Façade & Landscape Improvement Program for aging properties
Provide more workforce
Update Master Plans for housing
each town & County with RT. 37 Corridor in mind
Create diversity of housing types for each town
Explore Corridor zoning standards
Study feasibility of changes
Develop a Sustainable Corridor to age-restrictions
with green tech,(age limit, health&care
infrastructure, workers,
industry etc.)
employers
Explore
Identify artist housing
locations for Downtown
for desirable Toms River
high density, mixed-use nodes along the corridor

Transportation
General and
Corridor Mobility Development Strategies
Economic
Study shared parking, curb cut consolidations, and access management
Create a standing corridor economic development committee
Study feasibility of consolidating senior community private shuttles
Advocate for Joint Base and supportive industry
Study greenway connecting Barnegat Branch Trail to Rt. 37, Downtown and riverfront areas
Explore “greyfield” redevelopment for repurposed mixed use properties
Study multimodal road/trail along rail right of way into Downtown
Expand medical clustering opportunities and revisit zoning around hospitals
Develop alternate bike network for corridor and region
Explore market interest in green technologies campus
Target hotel and convention facility to serve Joint Base business and regional tourism
Education and Workforce Development
Develop an eco-tourism and “gateway” to Pinelands and the Shore plan
Develop OCC specialized training for health, green industry ,and tech training
Housing
Explore possible satellite campuses for opportunities in engineering and R&D
Study a more
Provide business incubator
workforce site that incorporates satellite campus and high-tech office
housing
Expand life-long learning programs
Create diversity of housing types and access to training for seniors
Study feasibility of changes to age-restrictions (age limit, health care workers, etc.)
CIBA/BASF Site for Downtown Toms River
Explore artist housing
Engage CIBA to discuss tax appeal situation & removal of Super Fund designation
Transportation and Mobility
Engage DEP for site remediation & prep
Study shared
Conduct parking,
detailed curb
market cut consolidations,
analysis for potential and
usersaccess management
Study feasibility of consolidating senior
Explore reactivation of rail spur to CIBA community private shuttles
Study greenway
Create connecting
Redevelopment Barnegat
Plan for propertyBranch Trail to Rt. 37, Downtown and riverfront areas
Study multimodal road/trail along rail
Explore portion of site for wildlife refugeright of way into Downtown
Develop alternate bike network for corridor and region

Education and Workforce Development

Develop OCC specialized training for health, green industry ,and tech training
Explore possible satellite campuses for opportunities in engineering and R&D
Study a business incubator site that incorporates satellite campus and high-tech office
Expand life-long learning programs and access to training for seniors
Planning and Implementation Agenda: LDP#13 RT 37 Economic Corridor Vision Plan

SHORT: 3-6 months

MEDIUM: 6-18 months
LONG: 18-36 months

Priority Program/Improvement/Activity Detail Target Date Lead Organization Possible Funding Sources Partners & Collaborators

Determine if certain office spaces need to be demolished in order to make reuse of the parcel
NJ Economic Development Authority: Grow New Jersey Ocean County Planning Department, Local Governing Bodies,
Inventory of existing commercial space more economically feasible Medium Ocean County Department of Business Development & Tourism
program Local Environmental Commissions
Identify retail centers most likely to become economically obsolescent in the next 5 years

Review each town's policy and current ability to service

Determine funding structure as well as eligibility criteria and requirements
Corridor-wide Façade and Landscape Improvement Standardize/formalize design guidelines and criteria for the Study Area Ocean County Planning Department, Local Governing Bodies,
Medium Local Planning Boards
Program for aging properties Standardize/formalize application process and design assistance Local Environmental Commissions
Allocate funds to qualified organizations

Study LDP recommendations and current Master Plans for each town
Master Plan update for each town & Ocean County Formally adopt LDP recommendations as part of Master Plan Re-examinations
Medium Local and County Planning Boards Local Governing Bodies, Local Planning Boards, OCPD
Create Regional Planning Board to do long-range planning and offer zoning recommendations
that coordinate efforts of municipalities in corrdior study area

1. General Corridor Land Use

Study LDP recommendations, current zoning, and possibly any updated Master Plan Re-
Programming and Policies Corridor Zoning Standards for each town examinations (from LDP recommendations) for each town and Long Local Planning Boards Ocean County Planning Department, Local Governing Bodies
formally adopt unified zoning standards to achieve a corridor-wide zoning plan.

Develop a Sustainable Corridor with green tech and 
NAVAIR, Ocean County Department of Tourism and Business
infrastructure, green industry employers, 
Long Standing Corridor Economic Development Committee EPA Area Wide Planning Grants Development, Joint Base Local Business Advisory Team,
consolidated development with strategic open space, 
Friends of Navy Lakehurst, NJ Board of Public Utilities, OCPD
etc.

Balance development with preservation & wildlife Explore setting aside pristine portions of the corridor as a wildlife refuge to protect portions of
Short Toms River Environmental Commission NJDEP Green Acres NJDEP, Barnget Bay Partnership, Pinelands Commission
refuge the site from development

Resolve tax appeal situation

NJ Economic Development Authority: Grow New Jersey
Engage DEP for site remediation & prep
program NJ Economic Development Authority, Ocean County Planning
Redevelopment Plan for CIBA/BASF Property Removal of Super Fund designation Medium Toms River Planning Board
National Association of Local Environmental Department, Toms River Enviromental Commission
Explore reactivation of rail spur to CIBA
Professionals Conference "opportunity show"

1
Planning and Implementation Agenda: LDP#13 RT 37 Economic Corridor Vision Plan

SHORT: 3-6 months

MEDIUM: 6-18 months
LONG: 18-36 months

Priority Program/Improvement/Activity Detail Target Date Lead Organization Possible Funding Sources Partners & Collaborators

Ocean County Community College, Ocean County Department

of Tourism and Business Development, Toms River Business
Creating a standing corridor economic development Meeting among workforce development, local business and industry leaders within the
Short Ocean County-Toms River Chamber of Commerce Improvement District, Ocean County Vocational Technical,
committee community and corridor
School, Monmouth Ocean Development Council, Southern New
Jersey Development Council

NAVAIR, Ocean County Department of Tourism and Business

Development, Joint Base Local Business Advisory Team,
Evaluate market and incentives for construction of corporate, high tech research and educational Friends of Navy Lakehurst, Monmouth Ocean Development
Advocate for Joint Base and supportive industry Medium Ocean County Department of Business Development & Tourism EPA Area Wide Planning Grants.
facilities near Route 547, under an Enhanced Use Lease with the Department of Defense Council, Southern New Jersey Development Council, NJ
Defense Enhancement Coalition, NJ Military Installation
Growth & Development Task Force

Greyfield Redevelopment for repurposed mixed use Ocean County Planning Department, Local Governing Bodies,
Medium Local Planning Boards
properties Local Environmental Commissions

Community Medical Centers, Ocean County Planning

Department, Local Governing Bodies, Local Environmental
Expand Medical Clustering Long Local Planning Boards
Commissions, Ocean County-Toms River Chamber of
Commerce, NJ Department of Labor

Ocean County Department of Business Development & Tourism

Department of Commerce Hollings Manufacturing , Ocean County-Toms River Chamber of Commerce, Southern
Green Technologies Campus Long Monmouth Ocean Development Council
Extension Partnership New Jersey Development Council, NJ Department of Labor,
Joint Base Local Business Advisory Team

2. General Corridor Economic Joint Base/NAVAIR, DOD Office of Economic Adjustment,

Explore creating manufacturing hub to help service
Development Strategies Long Ocean County Workforce Investment Board DOD Office of Economic Adjustment US Economic Development Administration, NJ Economic
and support the Joint Base, particularly NAVAIR.
Development Authority, Friends of Navy Lakehurst

Ocean County Department of Business Development & Tourism

Help manufacturers and suppliers recognize the Total Cost of Ownership (TCO) of both
, Ocean County-Toms River Chamber of Commerce, Southern
Develop “ReShoring” Strategy offshoring and reshoring by sourcing decisions that reduce their total cost of ownership of parts Long Monmouth Ocean Development Council
New Jersey Development Council, NJ Department of Labor,
and tooling, improve their balance sheet and make product innovation more effective.
U.S. Department of Commerce

NJ Economic Development Authority: Economic

Market Analysis for Downtown Medium Toms River Business Improvement District Adjustment Program or Economic Redevelopment
Growth Program

NJ Department of State, State Arts Council,Toms River

Township Planning Department, Toms River Business
Creative Placemaking and Downtown Arts Short Toms River Business Improvement District NJ Department of State, State Arts Council
Improvement District, Ocean County-Toms River Chamber of
Commerce

NJ Division of Travel and Tourism, NJ Ocean County-Toms

River Chamber of Commerce, Monmouth Ocean Development
Target hotel and convention facility Target a Destination hotel to service existing and future tourism and bussiness needs Long Ocean County Department of Business Development & Tourism
Council, Southern New Jersey Development Council, Jersey
Shore Convention & Visitors Bureau

2
Planning and Implementation Agenda: LDP#13 RT 37 Economic Corridor Vision Plan

SHORT: 3-6 months

MEDIUM: 6-18 months
LONG: 18-36 months

Priority Program/Improvement/Activity Detail Target Date Lead Organization Possible Funding Sources Partners & Collaborators

US HUD CDGB
Ocean County HOME funds for Affordable Housing
NJHMFA, NJ Redevelopment Authority, Northern Ocean
NJ Housing and Mortgage Finance Agency: Low Income
Provide more workforce housing and diversity of Habitat for Humanity, O.C.E.A.N, Homes for All, Local Housing
Medium Ocean County Board of Social Services Housing Tax Credit
housing types Authorities, US Department of Housing and Urban
US HUD Section 202
Development, Local Governing Bodies/ Planning Boards
Sandy Rebuild Funds
NJ Redevelopment Authority: New Market Tax Credit

3. Housing

Study feasibility of changes to age-restrictions NJ Department of Community Affairs, Local age-restricted

(change in age limit, provide exception for health Long Local Planning Boards communities, Local housing authorities, Ocean County Senior
care worker housing, etc.) Services

Advance plan for artisan housing and formalize plan

Explore the variety of options for redevelopment and financing Federal Community Development Block Grant Program NJ Department of Community Affairs, State Arts Council,Toms
Prepare/Adopt Zoning Revisions and Design Guidelines Low‐income housing tax credits River Township Planning Department, Toms River Business
Explore Artist Housing for Downtown Medium
Develop a qualified list of artists NJDCA HOME Housing Production Investment Fund  Improvement District, US Department of Housing and Urban
Formalize a placement and assistance program HUD Challenge Grant Development

NJTPA, Local municipalities, Greater Mercer TMA, Ocean

Study shared parking, parking connections/curb cut
Short NJ Department of Transportation County Planning Depatment, Ocean County Transportation
consolidations, and access management
Department

NJTPA, Greater Mercer TMA, Ocean County Planning

Study feasibility of consolidating senior community NJ Department of Transportation: Community
Short Ocean County Senior Services Depatment, Ocean County Transportation Department, Local
private shuttles into regular defined routes Transportation Assistance Program
senior communities and shuttle providers

NJTPA, Ocean County Department of Parks and Recreation,

Study the feasibility of using existing rail ROW as an additional mulit-modal access road,
Study multimodal road/trail along rail right of way Ocean County Department of Transportation, Ocean County
pedestrian trail, or reactivation of frieght rail with trails. Trails would connect to the downtown Medium Ocean County Planning Department Rails-to-Trails Program
into Downtown Department of Planning, Ocean County Engineering, NJ
and the Barnegat Branch Trail.
Transit, NJ Board of Public Utilities, Pinelands Commission
4. Mobility
Norfolk Southern Corp., NJTPA, NJDOT, Ocean County
Explore the possibility of reactivating the freight rail spur to serve or market any potential
Explore reactivation of rail spur to CIBA Medium Toms River Township Department of Transportation, Ocean County Department of
indusrty to the site
Planning

Evaluate potential extension of County Route 527 through BASF property for an additional
Extension of County Route 527 Long Ocean County Department of Engineering County Planning Department, Toms River Governing Body
connection to Highway 37 in the vicinity of St Catherine Boulevard

NJDEP, Toms River Township Planning Department, Toms

Greenway connections to Rt. 37 and riverfront NJDEP Brownfields Office, Recreation and Conservation River Business Improvement District, Ocean County-Toms
Long Toms River Planning Department
areas Grant River Chamber of Commerce, Toms River Environmental
Commission

U.S. Department of Labor Workforce Innovation Fund

Use OCC specialized training options to customize NJ Department of Labor, Ocean County Workforce Investment
Grants
programs for health, green industry ,and tech Short Ocean County Community College Board, Ocean County Vocational Technical Schools, proposed
Trade Adjustment Assistance Community College and
training standing corridor economic development committee
Career Training Grants Program
5. Education and Workforce

Ocean County Workforce Investment Board, NJIT, Rowan

U.S. Department of Labor Workforce Innovation Fund
Create a business incubator site that incorporates University, Ocean County Community College, Ocean County
Long Ocean County Community College Grants
satellite campus and high-tech office Vocational Technical Schools, NJ Office of Secretary of Higher
Education