    [From the U.S. Government Printing Office, www.gpo.gov]

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            1987

                         DELRAN TOWNSHIP
                         HARBORSTUDY

                         DELRAN, NEW JERSEY

                                                 U S  DEPARTMENT OF COMMERCE NOAA
                         JANUARY, .1987          COASTAL SERVICES CENTER
                                                 2234 SOUTH HOBSON AVENUE
                                                 CHARLESTON , SC 29405-2413

                                                 r P-zop=ty

                    PREPARED FOR THE TOWNSHIP OF DELRAN, BURLINGTON COUNTY,
                    NEW JERSEY

                    SUBMITTED BY:

                    TREDINNICK/WAMMAN ASSOCIATES
                    P-o. Box 1161
                    HAVERTOWN, PA. 19083
                    215/642-5200

                    This report was prepared under contract with the New Jersey
                    Department of Environmental Protection, Division of Coastal Resources,
                    Bureau of Coastal Planning with financial assistance of the U.S.
                    Department of Commerce, National Oceanic and Atmospheric
                    Administration, Office of Ocean and Coastal Zone Management Act, P.L.
                    92-583, as amended.

                                      Delran Township Officials

                                              January, 1987

                      Richard J. Knight, Mayor

                      Delran Township Council

                            Maryann Rivelle, Councilwoman
                            Andrew Ritzie, Councilman
                            Patrick Tinney, Councilman
                            Walter J. Shultz, Councilman
                            William Smock, Councilman

                                                      Table of Contents

                    Background Studies                                                I

                            Study Area                                                I
                            Existing Development in Study Area                        I
                            Figure I - Existing Land Use                              Follows P.1
                            Figure 2 - Major Non-Residential Land Uses
                                       in the Harbor Area                             3
                            Other Significant land Uses                               3
                            Vacant or Underutilized Land in the Study Area            5
                            Access and Parking                                        4
                            Public Sewerage in the Study Area                         5

                    Environmental Characteristics                                     6

                            Physical Characteristics                                  6
                            Figure 3 - Special Areas                                  Follows p. 6
                            Figure 4- Nautical Chart                                  Follows p. 6
                            Soils                                                     7
                            Figure 5 - Soils Map                                      Follows p. 7
                            Figure 6 - Soil Types in the Harbor Area                  7
                            Floodplains                                               8
                            Vegetation                                                8
                            Figure 7 - Vegetation and Wetlands Map                    Follows p. 8
                            Figure 8 - Description of Vegetation Types                8
                            Wildlife                                                  9
                            Special Use Areas                                         9

                    Local Policies and Regulations                                    12

                    Recreational Facilities in the Area                               13
                            Figure 9 - Recreational Facilities in Delran
                                       Compared with     Recreational Standards       14
                            Figure 10 - Marinas in the Delaware River Area            Follows    14
                            Recreational Safety                                       15

                    Effect of Existing Conditions on Future Development               16

                  Harbor Area Master Plan                                    17

                  Goals for the'Harbor Area                                  17

                  Harbor Area Plan                                           20
                        Figure I I - Concept Plan                            Follows p. 20
                        Circulation in the Harbor Area                       27
                        Parking Requirements                                 28
                        Public Access                                        29
                        Harbor Area Theme                                    30

                  Township Regulations and Steps Toward Implementation 31

                  References                                                 34

                                     DELRAN TOWNSHIP HARBOR STUDY

                  BACKGROUND STUDIES

                         The eastern boundary of Delran Township, Burlington County, New
                  Jersey is formed by the Delaware River, where the Rancocas Creek flows into
                  the Delaware. Due to past dredging activities and the disposal of dredge
                  spoils along the river, a harbor has been formed. The Township recognizes
                  the importance of this harbor to the community and has sought to use the
                  tools available to it to encourage unified and responsible development of the
                  harbor area. The report which follows includes a comprehensive study of the
                  harbor area and recommendations for its future development.

                         The present land use and transportation patterns are reviewed. The
                  environmental characteristics of the harbor area and the surrounding area
                  are examined. Current land use policies and ordinances which control the
                  development of the area are reviewed. These background studies are used to
                  set development policies and programs for the future use and development
                  of the harbor area.

                  STUDY AREA

                         The study area includes the land in the eastern portion of Delran. It
                  includes the entire harbor area which abuts the Delaware River, known as
                  Dredge Harbor. the Riverside Park residential area, a large block on the west
                  side of St. Mihiel Drive bounded by St. Mihiel, Brown, Third, and Chester
                  Streets, and three small blocks occupied by residences on the eastern side of
                  St. Mihiel Drive. The study area is outlined in Figure 1.

                  EXISTING DEVELOPMENT IN THE STUDY AREA

                         Because of the harbor, the character of the waterfront in Delran is
                  significantly different from that in neighboring communities. Other
                  riverfront communities along the Delaware in Burlington County have
                  stretches of undeveloped waterfront, usually with a strip of grass lying
                  between a riverfront road and the river and large riverfront homes facing
                  the Delaware. Because of the harbor area, the riverfront in Delran is much
                  more intensely developed with water-related activities, particularly marinas.

                         There are four marinas in operation along Dredge Harbor: Riverside,
                  Dredge Harbor Yacht Club, Castle Harbor, and G. Winters Sailing. These
                  facilities dominate the riverfront in Delran, in terms of the activity they
                  generate and in terms of land use.

                                                                                                                                                                                                                                                                                                            DELRAN HARBOR STVDY
                                                                                                                                                                                                                                                                                                            DELRAN TOWNSHIP
                                                                                                                                                                                                                                                                                                            BURLINGTON COUNTY, NEW JERSEY                                                                        i

                                                                                                                                                                                                                                                                                                                                                                                                                                                                   ............

                                                                                                                                                                                                                                                                                                            ZONING DISTRICTS

                                                                                                                                                                                                                                                                                                            RI     Sirqe Family Residential
                                                                                                                                                                                                                                                                                                            R 2 One & Two Farnly Residento                               DELAWARE RIVER                          "I'll"
                                                                                                                                                                                                                                                                                                            C I    Lintiled Retail & Services

                                                                                                                                                                                                                                                                                                            M1     Lmted 1ndustnal

                                                                                                                                                                                                                                                                                                            H      SPecial Land Use(a) Harbor District

                                                                                                                                                                                                                                                                                                            LAND USE

                                                                                                                                                                                                                                                                                                                                         Vh.
                                                                                                                                                                                                                                                                                                            K'7                                                                                                      Amico                          ISLAND

                                                                                                                                                                                                                                                                                                                                                                                                                                                     -----------        --------

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                                                                                                                                                                                                                                                                                                                                                          ----------------

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                                                                                                                                                                                                                                                                                                                                                                                                                                                                .. .. . ........

                       Residential uses are the other primary land uses in the harbor study
                 area. The residential areas he within the area bounded by Chester Avenue,
                 Norman Avenue, Riverside Drive and St. Mihiel Drive and are characterized
                 by small houses on lots of approximately one-half to one-quarter acre. There
                 are some residences located on St. Mihiel Drive whose lots front on the
                 street but which also have access to the harbor.

                       There are some commercial and industrial activities in the study area,
                 in addition to the marinas. The Amico Sand and Gravel Company owns a
                 significant amount of land in the harbor area, including Amico Island, the
                 body of land which forms the western side of the harbor and separates it
                 from the Delaware River. Also located in the harbor area is the Industrial
                 Pattern Works, a small industrial plant on Norman Avenue, and the Amico
                 Sand and Gravel office on Norman Avenue. Scattered commercial facilities, in
                 addition to the marinas, are found along the western side of St. Mihiel Drive,
                 These include a drive-in restaurant, the Moose Hall, a farm stand, and a
                 garden center.

                       Besides the Amico facility, the most significant non-residential and
                 non-marina development in the study area is the proposed redevelopment
                 of the block on the east side of St. Mihiel Drive, adjacent to the Macmillan
                 office complex. This former shopping center is being redeveloped for
                 additional offices. Subdivision and site plans have been submitted to the
                 Township for review. At the corner of Chester Avenue and Third Street,
                 lying within this block, is a small convenience store,

                       The Conrail railroad line and St. Mihiel Drive, a four-lane thoroughfare
                 which runs parallel to the railroad line, effectively divide the area west of
                 them (the harbor and Riverside park) from the rest of the township. Chester
                 Avenue is the only east-west street in the township which crosses the
                 railroad line and which provides access to the harbor area.

                                                         2

                                                 Figure 2
                               Major Non-Residential Land Uses in Harbor Area

                   Industrial                                          188.1* acres
                   Marina                                              82.6
                   Other Commercial                                    0.9
                   Sewerage Authority                                  10.4
                   Delran Township                                     1.3
                   Vacant                                              7.1

                   Source: Township of Delran Tax Records, 1986, Includes underwater acres
                   * This includes Amico Island which, although vacant, is used as a source of sand and gravel by the
                   Amico Sand and Gravel Company.

                         The largest land owner in the area is the Amico Sand and Gravel
                   Company which owns approximately 186 acres in the harbor area. Although
                   some of their property is underwater, they control the bulk of the land in
                   the harbor. Much of it remains undeveloped or is used as a source of sand
                   and gravel.

                   Other Siznificant Land Uses

                         There are several other significant land uses in the study area which
                   affect the current character of the area and which will affect future
                   development plans. The Delran Sewerage Authority Treatment Plant is
                   located at the end of Norman Drive. The Authority owns 10.4 acres in the
                   harbor area. The strip of land between Riverside Avenue and the Rancocas
                   Creek, owned by the Amico Sand and Gravel Company, is the only place
                   within the study area which affords passers-by and non-boaters a clear view
                   of the water.

                         just beyond the boundaries of the study area, on the other side of St.
                   Mihiel Drive, is a lake, formed by Swedes Run, which is part of a 53-acre
                   Township parcel of land. The other significant land feature lying beyond the
                   study area is a nature preserve in Cinnaminson Township just below the
                   Delran Township border. This is private property which is open to
                   pedestrians and bicyclists, accessible by a dirt road. The property contains
                   several farms buildings, wooded areas, and some cultivated fields. Proposals
                   for large-scale residential development have been made for this property,
                   although the property is not zoned for higher density residential
                   development. A 59-acre tract with water and road frontage is currently for
                   sale. Lying beyond this largely open tract along St. Mihiel Drive is large scale

                                                      3

                    commercial and industrial development in Cinnaminson Township, fronting
                    on Route 543.

                    Vacant or Underutilized Land in the Studv Area

                          The waterfront land in the harbor area is intensively used by boating
                    and water-related activities, and few vacant parcels remain. The major
                    vacant tracts are:

                          1. A lot of .86 acres lying between Norman Avenue and the river,
                    between Riverside Marina and the Cherubini Boat Company. This is privately
                    owned, and plans for its development as a sail-making facility have been
                    submitted to the Township.

                          2. Two lots, totaling 6.19 acres, lying between St. Mihiel Drive and the
                    harbor at the southern end of the township near the Cinnaminson Township
                    border. These lots are owned by Shell Oil Company and are presently
                    unused.

                          3. A few scattered lots along St. Mihiel Drive, such as the one used for
                    a farm stand during summer months.

                          4. A lot of approximately I acre at the corner of St. Mihiel Drive and
                    Norman Street.

                          5. There are a few scattered vacant tracts within the residential
                    neighborhood of Riverside Park, but these residential lots bear no
                    relationship to the harbor or the river,

                          6. Amico Island, although owned and used by the Amico, Sand and
                    Gravel Company, is undeveloped and could be considered vacant as plans are
                    developed for the area.

                    ACCESS AND PARKING

                          The street system which serves the harbor area is limited to: St. Mihiel
                    Drive which provides north-south access and is the access road for several of
                    the marinas; and Norman Avenue, a residential street within the Riverside
                    Park neighborhood. St. Mihiel Drive is a rour-lane county road (Route @45)
                    which runs through Delran and into Cinnaminson Township to the south and
                    north into Riverside Township. Norman Avenue is a two-lane residential

                                                            4

                 road with a 3046oiw'idth, bO-r' de-red 6@ residences on the north side and
                 commercial/industrial uses on the harbor side.

                        There is no off -street parking in the harbor area except for that
                 provided by the marinas for users of their facilities. Parking on many of the
                 streets in the immediate harbor area is prohibited. For example, parking is
                 restricted on Riverside Drive and along St. Mihiel Drive. On-street parking is
                 permitted on most of the streets within the residential areas.

                        Pedestrian access to the waterfront is severely restricted. Because the
                 land along the water's edge is privately owned, there is no public access to
                 the water's edge for people who may wish a view of the river. Visitors to the
                 area who park in the parking areas within one of the marinas may walk
                 toward the water, but access to the piers is understandably restricted to
                 members of the marinas, and much of the waterfront is occupied by boats in
                 storage or repair facilities, marine equipment, or marina buildings.

                        A Conrail freight line crosses the study area, parallel to St. Mihiel
                 Drive.

                 PUBLIC SEWERAGE SERVICES IN THE STUDY AREA

                        Public sewerage is provided in Delran Township by the Defran
                 Sewerage Authority. The treatment plant is located within the study area on
                 Riverside Drive. While much of the study area is served by public sewers,
                 the area along St. Mihiel Street south of Leon Street is unsewered. Although
                 development is sparse in this area, the Dredge Harbor Yacht Club and a few
                 residences and other buildings located on the west side of St. Mihiel Drive
                 are unserved by public sewers.

                        The sewage treatment plant currently has excess treatment capacity
                 amounting to 200,000 to 250,000 gallons per day. New connections to the
                 system, as well as a new pumping station, are being planned in the area near
                 the Cinnaminson Township border where new industrial areas are being
                 developed. This planned extension of the sewer lines beyond Leon Street
                 may provide the possibility for public sewerage to the portion of the harbor
                 area which is currently unserved.

                        Any significant development which is proposed for the southern end
                 of the harbor area will have to proceed with public sewerage because of the
                 seasonally high water tables associated with the soils in the area that make
                 the sites unsuitable for individual septic systems.

                                                        5

                   ENVIRONMENTAL CHARACTERISTICS

                         Because of the interface between land and water, the physical
                   characteristics of the harbor area are special. The vegetation, soils, land
                   forms, and wildlife found in the area reflect the relationship between land
                   and water. Because it lies within the coastal zone, an area which has enjoyed
                   increased protection by the state and federal governments from despoliation
                   in recent years, the area is also subject to special environmental regulations
                   which will determine to some extent what the future program for the area
                   may be. For example, the federal government has become increasingly
                   resistant to the disturbance of wetlands. As Figure 3 indicates, there are
                   significant wetlands within the study area. The following sections describe
                   not only the physical characteristics of the land but also the special
                   regulations which might apply.

                   Physical Characteristics

                         The waterfront of Delran Township consists of lands bordering the
                   Delaware River and Rancocas Creek, the man-made Dredge Harbor, a small
                   unnamed manmade island and Amico Island, the larger manmade island and
                   causeway. The Delaware River in the Delran area is a large freshwater river
                   with a tide height difference of about 6.2 feet. A shipping canal with a depth
                   of fifteen feet is maintained from Trenton (which lies above Defran) to the
                   Atlantic Ocean and the Chesapeake and Delaware Canal. An unmarked route
                   from the Delaware River into Dredge Harbor has a depth of between 2 and
                   12 feet. Figure 4 is a nautical chart of the area.

                         The Rancocas Creek is a medium sized freshwater river which is tidal
                   in the Delran area and which is navigable by small motorboat for six miles
                   upstream. Its depth ranges from ten feet in the downstream area to five
                   feet in the navigable upstream area.

                         Dredge Harbor was created in the 1920s by the dredging of sand and
                   gravel deposits. Initially the harbor was 30 to 40 feet deep and open to the
                   Delaware River. In the 1950s, Amico Island was created with dredged and
                   excavated material from the Delaware River. Sediments from Amico Island
                   filled the harbor leaving a mean low water depth of two to ten feet. A
                   causeway built in the 1970s connects the island to the mainland. Amico
                   Island is a source of sand and gravel for the Amico Sand and Gravel
                   Company, the largest landowner in the harbor area.

                         A concern about the gradual shoaling of the channel led to a series of
                   studies by the U.S. Army Corps of Engineers in the early 1980s. Sediments

                                                           6

                                                                                                                                                                                                                                DELRAN HARBOR STUDY
                                                                                                                                                                                                                                DELRAN TOWNSHIP
                                                                                                                                                                                                                                BURLINGTON COUNTY, NEW JERSEY

                                                                                                                                                                                                                                                                                                                                                .......................
                                                                                                                                                                                                                                  ea-k/WaeUhhan Assmiales                           SPECIAL            AREAS
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                     from the Delaware River and Rancocas Creek and spoils deposited on Amico
                     Island continue to deposit and create shoals in Dredge Harbor. The Corps of
                     Engineers considered dredging the harbor, but this program was not carried
                     out. Because the harbor is composed of privately held lands, the harbor and
                     channel maintenance becomes the responsibility of the land and waterway
                     owners.

                     Soils

                           The soils in the study area fall into two general categories: made land
                     and soils associated with proximity to water. There are six soil types, which
                     are listed below along with their characteristics. The soils are mapped in
                     Figure 5 and described in Figure 6.

                                                        Figure 6
                                          Soil Types in the Delran Harbor Area

                     Galestown Sand (GaA) - These soils are excessively drained, nearly level
                     sandy soils which occur along the Delaware River and which are susceptible
                     to wind erosion.

                     Klej Fine Sand (KoA) - These fine sands are nearly level, moderately
                     permeable, deep soils that have a fluctuating water table that is moderately
                     high late in winter.

                     Made Land (Ma) - Made Land, Dredged Coarse Material - This mostly coarse
                     material was dredged from the Delaware River and pumped into diked areas.
                     This material is revegetated by perennial weeds, river birch, sycamore, black
                     locust, red maple, boxelder, and willows. The material may be dredged for
                     sand and gravel.

                     Made Land (Mg) - Made Land, Sanitary Fill - This land was used for rubbish
                     disposal and then covered with soil. Landfills settle unevenly, leach polluted
                     waters, and form gases (hydrogen sulfide and methane).

                     Tidal Marsh NO - This soil is a highly organic silt that is flooded twice daily
                     by Swedes Run.

                     Urban Land (Ug) - Urban Land, Sandy - This land has been cut and filled for
                     developed uses. The soil has varying characteristics depending on the
                     previous disturbance.

                     Source: Soil Survey of Burlington County, U.S. Soil Conservation Service

                                                             7

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                       +ne iana in tne stuay area is neariy tiat witn siopes ot tive percent or
                 less.

                 Flood Plains

                       A large portion of the water front lies within the 100 year floodplain
                 of the Delaware River and Swedes Run, according to the Federal Emergency
                 Management Agency maps. However, large sections of Amico Island
                 probably fall outside the floodplain line, based on more recent studies and
                 surveys. This can be determined precisely only when a new engineered
                 survey is completed. As will be discussed later, there are special regulations
                 which control the development of floodplain areas.

                 Vegetation

                       The vegetation in the area is typical of waterfront communities. Figure
                 7 shows the location of major vegetation types found in the study area. It
                 also shows wetland areas mapped by the U.S. Department of the Interior.
                 The five major types found in the area are described below in Figure 8.

                                                     Figure 8
                              Description of Vegetation Types in the Delran Harbor

                 Riverine, Tidal Open Water (R I OW) - No emergent aquatic vegetation is
                 noted, although submerged aquatic vegetation may be present.

                 Riverine, Tidal Flats (R I FL) - In a report on New Jersey's Endangered and
                 Threatened Plants and Animals, it was noted that the intertidal and
                 submerged vegetation in the portion of the Delaware River under study here
                 is unique and decreasing in abundance. Fifteen wetland areas, including the
                 Detran harbor area, were selected as critical habitats for endangered plant
                 species. The eastern bank of the Delaware River from Beverly (which lies
                 north of Delran) to the mouth of the Rancocas and the shoreline just
                 downstream from Hawk Island support as species of Bidens which is found
                 only in the Delaware River adjacent to Burlington and Bucks Counties and the
                 Hudson River. Wild rice (Zizania aquatica) is a rare plant food along the
                 Delaware River that provides excellent food for wildlife and birds. These two
                 plants and the tidal freshwater, riverine wetland community to which they
                 belong is becoming much less abundant along the Delaware. Erosion from the
                 waves of passing ships, pollution, and development causing siltation threaten
                 these wetland communities.

                                                         8

                  Upland (U) - Little of the upland forest remains in the study area. The areas
                  on the map indicated primarily upland vegetation areas but may also include
                  some wetland areas. The major vegetation types in this category are black
                  oak, white oak, hickory, Virginia Pines, sassafras, and black cherry. The
                  vegetation of Amico Island consists of perennial grasses and herbs, common
                  indigobush, staghorn sumac, river birch, alder, black locust, red maple,
                  boxelder, and willow.

                  Palustrine, Broad leaved deciduous forest (PFOI) - This mature forest is
                  composed of white oak, black cherry, sweet gum, sugar maple, red maple,
                  servicebuch, honeysuckle, wild grapes, and spicebush.

                  Open Water (POW) - The area marked POW on the map represents a small
                  shallow pond in the residential area.

                  Source: U.S. Department of the Interior, Wetlands Map

                  Wildlife

                        The water quality in the Delaware River is poor but satisfactory for
                  fish survival in Dredge Harbor from June through October. The U.S. Fish and
                  Wildlife Service surveyed the area in 1980 and reported that the fish found
                  in Dredge Harbor are the banded Killifish, brown bullhead, American eel,
                  golden shiner, white perch, and pumpkinseed sunfish. Spawning silvery
                  minnows, alewives, and blueacked herring have been found. The cove along
                  the north side of Amico Island is a nursery for young fishes. The shortnose
                  sturgeon, a federally designated endangered species, has been reported from
                  Rancocas Creek and may occur in Dredge Harbor in the spring.

                        The small pond on the north end of the Amico Island supports
                  recreational fishing for yellow perch, pumpkinseed, largemouth bass, and
                  carp. Muskrat live along the banks of the pond and waterfowl use the pond
                  also.

                        Dredge Harbor may provide a stopover point for waterfowl on the
                  Atlantic flyway. A black duck nest was sited on the unnamed island in 1980,
                  along with green and great blue herons,

                  Sgecial Use Areas

                        The harbor district contains many special environmental areas. The
                  New Jersey Department of Environmental Protection, Division of Coastal
                  Resources, has categorized and defined these special areas, and regulations

                                                         9

                   have been established setting guidelines which must be used by all state
                   agencies in reviewing ana granting permits in tnese areas. (n.j. Vepartment
                   of Environmental Resources, Rules on Coastal Resources and Development
                   N.J.A.C. 7:7E - 1.1 et. seq., 1986).

                         The special areas located within the Delran Harbor area are described
                   below, along with any special regulations to which they area subject. They
                   are shown in the map in Figure 3.

                   Wet borrow pits are manmade takes that result from surface mining.

                   Wet borrow 12it margL-n-s are areas surrounding pits that extend 50 feet
                   inland from the water level in the pits or 100 feet inland if coarse soils are
                   present.

                   Dry borrow 2its also result from surface mining.

                   Filled water's edge areas are existing filled areas lying between wetlands or
                   water areas and either the upland limit of fill or the first paved public road.
                   Some existing dredge spoil disposal sites are considered to be filled water's
                   edge areas.

                   Alluvial flood margins are mainland areas adjacent to floodplains. They
                   extend inland to the limit of alluvial soils with a seasonal high water table
                   equal to or less than one foot.

                   Wetlands buffers include all land within 300 feet of wetlands.

                   Intertidal and subtidal shallows are areas which are submerged
                   permanently or twice daily, from the mean high water table line to a depth
                   of four feet below mean low water.

                   Navigation channels are the deeper parts of the waterways which can safely
                   be used by boats. Navigation channels are protected from any development
                   which would cause terrestrial soil and shoreline erosion and siltation in the
                   channel.

                   General water areas include medium rivers and manmade harbors such as
                   those in the study area. In these areas, new boat ramps, recreational docks,
                   maintenance dredging, and moorings are conditionally acceptable under
                   state guidelines. However, filling, sand and gravel extraction, and the
                   realignment of surface waters are discouraged.

                                                          10

                  Floodplains are special areas where development is discouraged or
                  prohibited. Under the state regulations, "development is prohibited in the
                  natural water's edge/floodplain within 100 feet of a navigable water body
                  unless the use is water dependent." Development elsewhere in the floodplain
                  is discouraged unless there is no feasible alternative and it would not
                  preempt use of the waterfront for water-dependent uses. The addition of fill
                  material to the floodway fringe (encroachment) increases the height of
                  floodwaters, and a permit from the N.J. Department of Environmental
                  Protection is required. A limit of 20 percent fill area per site has been
                  established.

                        These regulations on Special Areas limit the development, use and
                  activity'possible in each area. The regulations are designed to preserve the
                  natural or intended function or best use of each area. These Special Area
                  regulations override other state policies or designations with respect to
                  coastal areas. For example, the coastal areas are rated for their development
                  potential. Although much of the Delran Harbor area is given a high or
                  acceptable development intensity rating by the state, the presence of the
                  special environmental areas listed above require that development be
                  limited to water dependent activities such as marinas, boat yards, and
                  beaches.

                        Other state regulations also affect what can happen in Delran
                  Township's harbor area. The state's Resort/Recreational Use Policy states
                  that "each waterfront municipality shall contain at least one waterfront park
                  on each body of water within the municipality. Municipalities or private
                  developments that do not currently provide, or have active plans to provide,
                  access to the water will not be eligible for Green Acres or Shore Protection
                  Bond Funding. " There is no waterfront park on the Delaware River in Delran
                  Township.

                        The State also maintains a policy on marinas which " aim to ensure
                  that the area devoted to marinas is fully and efficiently utilized to keep the
                  size of the area required to a minimum." The policy states that "new or
                  expanded marinas for recreational boating are conditionally acceptable if the
                  demonstrated regional demand for recreational boating facilities cannot be
                  met by the upgrading or expansion of existing marinas. Expansions of
                  existing marinas shall be encouraged by limiting non-water dependent land
                  uses that preclude support facilities for boating."

                        Any future development in the harbor area must therefore deal with
                  a host of regulations and guidelines adopted by the State of New Jersey.

                  LUeAt FOLIMS AMD IMUULKIRMS

                        The Township has identified the harbor area as a special component of
                  the township landscape and has created special land use regulations for the
                  area.

                        The Township Comprehensive Master Plan, adopted in 1982, gives
                  special attention to the harbor area and establishes it as a harbor district.
                  This district, which is smaller than the study area established for this report,
                  includes the area along the waterfront lying between St. Mihiel Drive and the
                  waterline and along the southern side of Riverside Park residential area. The
                  plan recommends that higher density clustered housing at a maximum
                  density of six dwelling units per acre could be developed in this area if it is
                  compatible with the marine uses. The plan encourages clustering so that
                  environmental features can be protected and so that the cost of public
                  services and development costs can be minimized.

                        The recommendations of the Master Plan are carried over into the
                  Township Zoning Ordinance which establishes a special Harbor District whose
                  purpose is to accommodate the present marine activities and to allow for, as
                  conditional uses, residential uses which are related to and compatible with
                  the pleasure boating activities which dominate the harbor area. The only
                  uses permitted by right are marinas. Conditional uses, all of which must be
                  related to boating or water related recreational activities" include:
                        Multi-family dwellings with a mix of housing types
                        Single family dwellings
                        Uses involving overnight lodging such as motels and hotels.

                        Hotels, motels and marinas must have at least 150 feet of water
                  frontage as well as street frontage.

                  Nonconforming Uses

                        The harbor district limits the types of activities which are allowed
                  within the area to water-related recreational uses and residential uses.
                  There remain within this area several uses which do not conform to these
                  standards, making them non-conforming uses under zoning law. The most
                  significant of these is the Amico Sand and Gravel Company, a large industrial
                  facility. Other smaller industrial and commercial users which are not water-
                  related include the Industrial Pattern Works on Norman Street, the garden
                  store, the Moose Hall, the farmers stand, an auto repair shop on the north
                  side of Norman Avenue, and other small retail outlets on St. Mihiel Drive.

                                                          12

                        Some of the commercial uses are related to the marine activities of the
                  harbor area, such as the fast-food restaurant associated with Castle Harbor
                  Marina and the Cherubini Boat Company.

                  RECREATIONAL FACILITIES IN THE AREA

                        The recreational opportunities within the study area are dominated by
                  the four marinas on the harbor, one of the best harbors along the Delaware
                  River. These are private facilities, in that they are available for use for a fee.
                  The four marinas are Dredge Harbor Yacht Club, G. Winter Sailing, Riverside
                  Marina, and Castle Harbor Marina.

                        These full-service marinas have a total of 639 boat slips, ranging in
                  size from 14 to 60 feet. Most of the boats are in the larger size class. Two
                  marinas have restaurants, and one restaurant in the area is adjacent to
                  another marina. None of the marinas sell grocery items or fishing supplies.
                  All the facilities have a boating supply store, bathrooms and showers, haul in
                  and out services, repair services, and dry storage areas. Recreational
                  facilities for marina members are provided at three marinas and consist of
                  two small picnic areas and a pool. There are no boat ramps where trailered
                  boats might be launched, nor are there any small boats available for rent.
                  Large sailboats of 25 feet or more are available for rent at G. Winters Sailing,

                        The demand for boat docking slips is great,, and all four marinas report
                  that their slips are full each year. Numerous requests for seasonal boat slips
                  cannot be accommodated. In addition, the number of boaters using the
                  Delaware is expected to increase as the water quality continues to improve.
                  Two of the marinas are hoping to increase the number of slips at their
                  facilities. G. Winter plans to add 200 more slips during the next three years,
                  and Riverside Marina hopes to build 30 new slips.

                        The only public recreational facility in the Study Area is a small park
                  on Stewart Drive. This playground (1.28 acres) has three swing seats, a
                  sliding board, and a climber,

                        Delran Township has 221 acres of public recreational land and about
                  100 acres of undeveloped passive recreational land. The public facilities
                  include:
                        8 tot lots
                        6 baseball fields
                        2 softball fields
                        2 soccer fields

                                                          13

                             b basketball courts
                             3 tennis courts
                             24 picnic tables
                             Miscellaneous facilities such as 6 bleachers, 6 benches, 9 grills, and 2
                     restroom facilities

                             Lake Lonnie, which lies on the western side of the Township, has a
                     normal water level of 2-4 feet and is not suitable for swimming or fishing.

                             A comparison of the facilities in Delran with generally accepted
                     recreational standards is contained in Figure 9. These standards provide
                     planning guidelines by indicating the number of facilities needed for certain
                     population levels. A review of the amount of each facility recommended
                     should be undertaken if preliminary plans for the study area indicate that
                     recreational uses should be a major component of the final plan.

                                                                  Figure 9
                         Recreational Facilities in Delran Township Compared with Recreational
                                                                 Standards

                     Facili1y               No.in            Recreational            Service             Surplus or
                                            Delran           Standard                Radius              Deficit

                     Baseball                              1 field/5,000 pop,       <1/2 mile            +          3
                     Softball                 2            1/5,000                  <1/2 mile                       I
                     Soccer Fields            2            1/10,000                 1-2 miles                       0
                     Basketball               6            1/5,000                  4/2 mile             +          3
                     Tennis Courts            3            1/2,000                  4/2 mile             -          5
                     Picnic Tables            24           1/300                                         -          25
                     Tot Lots                 8            1/1,000                  <3/8 mile            -          7
                     Volleyball               0            1/5,000                  <1 /2 mile           -          3
                     Pool                     0            1/20,000                 15-30 min.           -          I
                     Trail                    0            1 mile/3,000 pop,        N/A                  -          5 miles

                     Source: Recreation, Park and Open S2ace Standards and Guidelines National Recreation
                     and Park Association, 1983, Roger A. Lancaster, editor.

                             The Township meets the open space standards established by the New
                     Jersey State Comprehensive Outdoor Recreation Plan, which recommends an
                     open space standard of eight acres per 1,000 residents. Delran Township,
                     whose 1980 population was 14,811 people, was about ten acres of open
                     space for each 1,000 residents.

                             There are additional recreational facilities beyond the study area and
                     along the Delaware River. There are no Delaware River waterfront parks

                                                                        14

                                                                            FIGURE lo

                                                                            COMMERCIAL, PRIVATE, AND
                                                                            PUBLIC BOATING FACILITIES

                                                                                                                                                                                                                                                                                                                                                co@
                                                                                                                                                                                                                                                                                                                        'o"'Goo"          @co I       I
                                                                                                                                                                                                         co

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                                                                                                                                                                                                                      12                                                                                                       Ell

                                                                    2                                            34 5

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                                                                                                                                                                                                                                                                                                                             IL
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                                                                                                                      4
                                                                                                                        10

                                                                                                                                                                                                                                                                                                                             19
                                                                                                                                                                                                                                                                                                                                    22
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                                                                                                                                                                   5

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                                                                                                                                                                                              613
                                                                                                                                                                                                   0  12
                                                          72
                                                                    '01

                 near Detran, although there are other marinas, as shown in Figure 10. Four
                 commercial marinas on the Rancocas Creek have ramps which are open to
                 the public. Boats launching here can easily travel to the Delaware River.

                 REcREATiONAL SAFETY

                        Waterways patrolmen from the New Jersey State Police Marina
                 Division do not report any safety hazards in the Dredge Harbor and Rancocas
                 Creek area. Most boating violations in the area are speeding boats in no-
                 wake zones of the Rancocas Creek. Boating and swimming accidents are not
                 prevalent in this area.

                        The Delran Township Police Department reports few boating or
                 swimming accidents or com pl aints.reg ar ding trespassing on marina property.
                 Occasional thefts from boats in dry storage occur, and two marinas report
                 occasional fishing from their docks.

                                                       15

                    tt e:f tw titwinu euntnum un ttittn vmLunawt

                          The review of existing conditions -- both manmade and natural --
                    points out several major factors which will have to be considered in the
                    development of policies for future use of the harbor area. These
                    considerations guide the development of a harbor area plan.

                          There is little vacant land available within the study area. All of it is
                    ;rivately owned. Major changes in the established pattern of development
                    will have to result from the redevelopment of larger parcels. Smaller
                    changes in the pattern of development can be made through effective
                    utilization of the few remaining vacant lands.

                    0     Much of the land with the study area has environmental restrictions
                    on how it may be used. These will have to be carefully considered in
                    designing a future land use plan for the area.

                    0     In addition to the environmental restrictions, the State's policies on
                    coastal zone use must be taken into account.

                          There is no public access to the river or public facilities along the river
                    @hich residents of the Township can enjoy. The Township may wish to
                    consider incorporating some kind of public access to the waterfront.

                                                           16

                                   MASTER PLAN FOR DELRAN HARBOR

                        The purpose of Harbor Area Master Plan is to design a development
                 program for the harbor area which meets the goals of the Township
                 residents and officials and which takes into account the present activities,
                 land and water uses, natural features and wildlife, available undeveloped
                 land, public utilities availability, local and regional recreational facilities, and
                 environmental constraints which affect this area.

                 GOALS FOR THE HARBOR AREA

                        Several general goals for the development and use of the harbor area
                 have become apparent during the course of the study and through
                 discussions of the project. The Township's Master Plan recommends that the
                 harbor area be developed as a mixed use, waterfront-oriented areaTovith
                 commercial and residential uses. The goals of the Harbor Area Master Plan
                 are consistent with and support this general direction for the harbor area.
                 All of the goals reflect more specific concerns about the harbor area as we. 11
                 as a recognition of the opportunities provided by the harbor area. These
                 concerns and opportunities are incorporated into the goals listed below and
                 have been used to design and evaluate alternative plans.

                 I- MAKE THE MOST OF THE POTENTIAL OFFERED BY DELRAN HARBOR-

                        The waterfront is a major asset to the community. Urban waterfronts
                 throughout the country have enjoyed a renaissance in recent years. In many
                 communities, private redevelopment has been spurred by municipal harbor
                 plans and policies encouraging redevelopment. Examples of riverfront
                 revitalization can be seen elsewhere in New Jersey, where communities are
                 discovering that riverfront property is increasing attractive to developers of
                 residential and commercial projects. Delran has recognized that, in order to
                 take advantage of the harbor's potential, positive steps must be taken to
                 determine what that potential is and how it may be captured. In addition to
                 local interest in the area, New Jersey State policies on waterfront
                 development encourage residential, commercial and recreational mixed-use
                 redevelopment of the developed waterfront.

                        In addition to the development potential of the waterfront, the special
                 natural areas and panoramic views which result from the meeting of water
                 and land are aspects of the harbor area which Delran recognizes as
                 important.

                                                        17

                        In -spite of these opportunities, there are some concerns arid
                  constraints which are associated with current use of the harbor area.

                          The mixture of land use-. does riot take full advantace of the
                  ;,qaterf ront. The waterfront is dominated by marinas, but the non -marina
                  land uses along the harbor underutitize -,,%naterfront land. Land uses should be
                  upgraded or changed to make a cohesive waterfront environment. The
                  business district in the harbor area should have a distinct identity related tfJ
                  the waterfront.

                        0 There is a need to "clean up" the area to make it more attractive and
                  inviting.

                        'a The presence of the Delran Township @@ge Treatment Plant in the
                  harbor district is a constraintwhich must be recognized by all development
                  schemes. Because the adjacent greenhouses are sometimes used in the
                  sewage treatment process, the land they occupy is not available for reuse. at
                  this time.

                  I I - USE THE REMA IN ING VACANT LAND FOR VATERFRONT -OR IENTED LAND
                  USES VHICZ VILL ENHANCE THE HARBOR AREA-

                        There are only a few vacant propertiles within the harbor area, the
                  largest of which is Amico Island, a piece of land of about 50 acres which is
                  attached to the mainland by a causeway. A few other scattered parcels
                  witbin the harbor district as well as some underutilized parcels should be
                  used for activities which help to realize the potential of the harbor area.

                        * One of the major advantages to the Harbor area is that most of the
                  vacant property is in one ownership, and the owner of these properties is
                  willing to work with the Township on utilizing the property wisely.

                        * Access to remaining vacant parcels is a major concern which must
                  be addressed. An adequate street and parling system must support and
                  serve any proposed waterfront development.

                        e The redevelopment of the tract of land on St. Mihiel Drive and
                  Chester Avenue for a new office complex is a good indication of the interest
                  of private developers in the area. The development and redevelopment of
                  the harbor area will probably take place through private investment, with
                  the guidance and support of the township.

                           Because of the natural characteristics of the waterfront land and the
                  special governmental regulations which apply to Iloodplains, wetlands        'and
                  other waterfront environments, it is important to be aware of the limitations
                  which may be imposed on the use of the land. One of the goals of the study is
                  to begin the process of determining what is and what is not feasible given
                  the natural features and the regulations protecting these features.

                         @ The presence of vacant land along the waterfront provides the
                  opportunity to take advantage of the views of the Delaware River and of the
                  skyline of Philadelphia,

                  I I I. PROVIDE BETTER PUBLIC ACCESS TO THE WATERFRONT

                         The waterfront is virtually inaccessible to the public at this time. Land
                  is held in private ownership and is used for marinas, industrial uses, or
                  private residential use. It is impossible to walk to the river without going
                  through private property, and in some areas it is impossible to see the river
                  because of buildings or other obstruction,. One of the elements of most
                  successful riverfront revitalization programs is some kind of public access
                  for viewing, walking, or sitting by the river.

                         It is especially important to note that any waterfront development
                  occurring in Delran will be subject to New Jersey permitting policies, and the
                  State has set the following goal with respect to project evaluation and public
                  access:

                         Promote public access to the waterfront through linear
                         walkways and at least one waterfront park in each waterfront
                         municipality.

                  IV. THE HARBOR AREA SHOULD BENEFIT THE TOWNSHIP AND ITS RESIDENTS
                  AS WELL AS THE MANY BOATERS WHO USE THE MARINAS.

                         The Master Plan for the Harbor Area should take into account not only
                  the needs of boaters but also the needs of the municipality and the Township
                  residents. Because marinas now dominate the Delran harbor, boaters are the
                  primary benefactors of this resource.

                         @ The integrity of existing residential neighborhoods must be
                  respected.

                         e Cooperation will be needed to plan and implement a waterfront
                  development program which incorporates not only boating but also public

                                                            19

                   access and residential uses. Continued vitality of the marinas will require
                   cooperation on the issue of dredging the channels to keep them open for
                   boaters.

                   HARBOR AREA PLAN

                          The development approach which is recommended for the harbor area
                   strives to achieve more intensive use of the area as well as protection of
                   critical natural features and provision of public access. The development
                   approach is shown on the attached Concept Plan (Figure 11).

                          For the purpose of discussing the plan, the area will be divided into
                   sections. Although the harbor area development proposes an integrated and
                   coordinated plan, the plan description deals with the following sections:

                          1. Amico Island
                          2. The vacant area along River Road where the Rancocas Creek joins
                            the Delaware River
                          3. The Norman Avenue harborside
                          4. The Riverside Park neighborhood
                          c,. St. Mihiel (harbor side)
                                                     riTTe
                            South side of St. Mihiel D V (the Green Acres Park and the
                            Macmillan tract)

                   Amico Island

                          Amico Island is the only major piece of vacant land in the harbor area.
                   About 50 acres in size, the island is actually connected to the mainland with
                   a substantial causeway and road. The island was formed through dredging
                   and filling resulting from sand and gravel mining operations and still serves
                   as a source of sand and gravel.

                          The island is undeveloped and, because of its varied topography and
                   interface with the river, has a number of varied natural areas.

                          One factor which must be taken into account when evaluating the
                   development potential of the island is the floodplain boundary. The amount
                   of floodplain on the island cannot be determined precisely without an up-to-
                   date engineered survey of the area. Although the Federal Emergency
                   Management Agency's map shows the entire island within the floodplain,
                   subsequent studies and reports by that agency have indicated that only
                   those areas below the 11 -foot elevation fall within the I 00-year floodplain.

                                                          20

                                                                                                                                                               DELRAN HARBOR STUDY
                                                                                                                                                               DELRAN TOWNSHIP
                                                                                                                                                               BURLINGTON COUNTY, NEW JERSEY.

                                                                                                                                                               CONCEPT PLAN

                                                                                                                                                               ft-.,.d 0.
                                                                                                                                                               Tredirnck/Waalzman Associates

                                                                                                                                                               ZONING DISTRICTS

                                                                                                                                                               R1 single Farnily Residential
                                                                                                                                                               R 2 One & Two Family Residential
                                                                                                                                                                                                         DELA WARE RIYER
                                                                                                                                                               C1 united Retail So Services

                                                                                                                                                               M1 United "strial

                                                                                                                                                               H special Land Uw(W Harbor District

                                                                                                                                                                                                                              PLANNED
                                                                                                                                                                                                                          DEVELOPMENT
                                                                                                                                                                                                                      commercial, resident al,
                                                                                                                                                                                                                            natural areas

                                                                                                                                                          ....... .. .                                                                               Dridge Harbor
                                                                                                                                                                          ----------

                                                                                                                                                               wila-do

                                                                                                                                                                                                                                                                ----------

                                                                                                                                                                                                                                                       :_U

                                                                                                                                                                                                                             COMMERCIAL

                                                                                                                                                                                                                                               -------------   ---------

                                                                                                                                                          NOTE%                                                                                        ----------
                                                                                                                                                               3.      .1         Fish 411.111.
                                                                                                                                                                        al
                                                                                                                                                         L                            .1 .... ..
                                                                                                                                                           81-11 -- ... .1 A1.1 C.101 .1

                                                                                                                                                                                                       opord..d.0
                                                                                                                                                               4s..                                 -------

                                                                                                                                                                   ToAG

                                                                                                                                                         0     100 200 400    600 Feet

                                                                                                                                                                                                             Ge
                                                                                                                                                               North                                     ye                                                      --------

                                                                                                                                                                                                                                                                       4          .1 c'
                                                                                                                                                                                                                                                                 Al  ...... 1* A.-W-i.k o, 'I
                                                                                                                                                                                                                                                                          A41, Pj@ 12-4636 so

                  When last surveyed, the island contained a significant amount of area above
                  this elevation.

                         Based on this information, the recommendation for planned
                  development on the island can be made, with the restriction that an
                  engineering survey will be need to be undertaken by the developer prior to
                  site planning so that the floodplain boundary can be delineated.

                         Under this plan, the island would be used for planned development.
                  The areas which are restricted from development because of floodplains or
                  wetlands will provide open area on the island and will protect the critical
                  environmental features. These areas should be utilized to insure public
                  waterfront access. The commercial and residential residential development
                  can make use of portions of the waterfront, incorporating site planning and
                  design features which take advantage of the views of the river.

                         The following guidelines should be followed in developing detailed
                  plans for the area and some will require amendments to the Township
                  zoning ordinance.

                         * The natural feature-, and special areas have been mapped but some,
                  such as floodplains, should be re- defdined following completion of a new
                  topographic survey. A conservation plan should be prepared as part of any
                  development proposal for Amico Island which will preserve the floodplain,
                  wetlands, ponds, and mature vegetation. Areas of the island, such as the
                  larger pond and wooded area, should be left as open space to preserve
                  natural features and wildlife habitat. These could become public parks or be
                  part of private facilities.

                         * The Township zoning ordinance should be amended to allow for
                  clustering of dwelling units or lot averaging on Amicolsland so that the
                  overall density of residential development can be provided at five dwelling
                  units per gross acre (including open space land areas but excluding
                  commercial areas). Intensive recreational facilities such as an indoor sports
                  club or a marina would be counted as commercial uses while outdoor active
                  recreational facilities such as swimming pools and tennis courts (with
                  accessory structures) would be counted toward open space. A minimum of
                  50 percent of the land thus designated for residential /open space usewould
                  be rezoned for single family development at an average density of 2
                  dwelling units per gross acre. A maximum of 50 percent of the residential/
                  open space land could be devoted to townhouse or multi- family dwellings,
                  at an average density of 8 units per gross acre. These prosposals; are slightly

                                                          21

                  lower than current Zoning which allows an average density of 6 dwellings
                  per acre.

                        * The commercial areas should not exceed 2 O'S of the land area of the
                  island and could include retail shops, a restaurant and/or hotel which could
                  be patronized by boaters as well as people reaching the island by car. The
                  island could also accommodate a private club with swimming, fishing,
                  boating, tennis, beach and clubhouse facilities. Membership for this club
                  could be drawn from local residents and from boatoTimers in the harbor. The
                  commercial area should be designed so that visitors can view the waterfront
                  and @-%7atch the harbor activity-

                        * Detailed site planning for the island has not been undertaken, partly
                  because of the need to conduct a new topographic survey, but also to allow
                  ma.,dmum design fle:dbility for the developer. However, as a general guide, it
                  is proposed that the commercial are-as, including possible marina and
                  recreational uses as well as retail shops and restaurants, should be.
                  concentrated on the southern, or harbor, side, of the island. Residential
                  development may be sited through the balance of the island with riverfront
                  dwellings being designed to take advantage of the views of the'@,7ater and of
                  the Philadelphia skyline which this location affords. Typical densities
                  permittp,d by the development guidelines proposed here are shown in the
                  following chart:

                        LAND USE TYPE           ACRES DENSITY TOTAL DIJ
                        Residential Land/
                          Open Space
                          Single Family Units     20       2 /Ac           40
                          Multi- Family Units     20       8/Ac          160
                          Total Residential       40       5/Ac          200
                        Commercial Land           10                     -
                        Total Island              50

                          The max.,imum impervious coverage (buildings plus walkTomys,
                  parking lots, and similar hard surfaces) should be limited to of 35% of the
                  entire island.

                        * The ma:dmum height of structures on the island should be
                  maintained at 35 feet

                                                         2 21

                   Rancocas Creek Area

                         The Rancocas Creek joins the Delaware River at the northern boundary
                   of Delran Township. On the far side of the creek is Hawk Island, and on the
                   Delran side of the creek is River Road and a strip of vacant land lying
                   between the road and the creek. This narrow stretch of land, which is
                   appro3dmab?ly 1000 feet in length, is vacant. It is largely wetlands and
                   floodplain, thus limiting its potential for uses other than open space. It is one
                   of the f ew areas of the Delran harbor where there is a clear view of the
                   water. A riverfront walk with benches and informal sitting area could be
                   constructed in this area. The residents of the Riverside Park residential area
                   would benefit from a small informal open area within their neighborhood.
                   The scale of the improvements proposed would not interfere with views of
                   the water from homes fronting on River Road or from cars driving along
                   River Road.

                   Norman Avenue Harborside

                         This area is a uniformly developed marina and marine-industrial area.
                   One lot which may be available for development is centered between marina
                   uses. This area should be developed for waterfront commercial uses which
                   take advantage of the riverfront location and which would provide public
                   access to the river at this point. A marina and a restaurant could be
                   constructed there. Additional boat slips for smaller power boats will still be
                   in demand after current marina expansions are completed. Present marina
                   owners as well as the State Outdoor Comprehenisve Recreation Plan indicate
                   a continuing demand for freshwater recreational boating facilities. A
                   building housing marina facilities and a second floor restaurant overlooking
                   the harbor would fully utilize the site. New commercial or business activities
                   should be designed as part of a unified development scheme, assuring
                   adequate parking, waterfront access for pedestrians, and high quality uses.
                   The commercial development of this area could include a sports club.

                         The area faces the Riverside Park residential area on the north side of
                   Norman Avenue. Landscaped improvements are needed to buffer the
                   residences from noise and dust of gravel lots and the visual clutter of boat
                   storage areas.

                                                           23

                  Riverside Park Neighborho!2d

                         The area to the north of the harbor is an established neighborhood
                  known as Riverside Park. A community of tree-lined streets and single
                  family homes, the area provides a pleasant neighborhood environment for
                  about 150 families. The plan recommends that this neighborhood be
                  protected as a residential area and that efforts to be made to provide the
                  necessary buffers between residential and commercial uses to preserve the
                  integrity of this area. It is essential that all plans for the other parcels
                  contain buffers and provisions that protect the quality of life in this
                  neighborhood, particularly along Norman Avenue. Part of this neighborhood
                  falls within the Harbor district under current Township zoning. These small
                  lots are not readily convertible to harbor district uses. Some of the lots are
                  used for commercial purposes, although not waterfront-r elated commercial
                  purposes. These commercial uses should be studied to insure that they are
                  compatible with the residential area and the harbor area concept,

                  St. Mihiel (Harbor) Drive

                         To provide a unifying theme to the area it is suggested that St. Mihiel
                  Drive (Route 543) be renamed Harbor Drive. This area contains a mix of land
                  uses which do not fully utilize its assets. This area could become a small
                  marine and tourist related business center, with complete conversion to
                  marine or leisure related commercial establishments along with off-street
                  parking facilities, public open space, and public access to the waterfront on a
                  walkway or a fishing pier.

                         The area presently contains a mix of residences, -commercial
                  establishments and marinas that prevent public access to the waterfront.
                  Sections of this area could be acquired for a public park providing improved
                  waterfront access. Several lots which run from the street to the waterfront
                  would be excellent sites for landscaped parks and a waterfront pier, One
                  such property is the former Plum Point Marina.

                         No land use changes are recommended for the area which is presently
                  occupied by marinas, although some of the harbor theme and design
                  elements of the plan which are described herein should apply to existing
                  marina uses.

                         The proposed waterfront commercial development would take full
                  advantage of the opportunities offered by its location on the water and
                  street front. The street front provides direct access to automobile and

                                                          24

                  pedestrian traffic, while the waterfront offers access to boaters. Restaurant
                  facilities could include not only sit-down restaurants but "food court"-type
                  facilities which have been successful in other waterfront locations. This
                  encourages casual recreational use of the area and patronage of the facilities.

                         Visitors to the area would travel on Chester Avenue and St. Mihiel
                  Drive/Harbor Drive (Route 543). This traffic pattern would create little
                  disturbance to the residents of Delran. An effort to unify the commercial
                  district and the harbor district along St. Mihiel Drive would benefit existing
                  retail establishments in the commercial district.

                         The Reserve Avenue area, which includes the Winters Sailing facility,
                  some residences, a vacant lot at the corner of St. Mihiel and extending up to
                  the former Plum Point Marina, is an area which may have potential for
                  private redevelopment with direction from the Township.

                         The Winters Sailing facility is a major marina which is currently
                  expanding. However, there are some small lot residential uses, as well as
                  large residences on lots in excess of three acres which may be redeveloped
                  for more intensive uses at some point in the future. This area lies at the
                  heart of the harbor district and deserves special attention.

                         An integrated plan for this area should be prepared which
                  incorporates commercial uses, water-oriented uses, and public walkways.
                  The area formerly occupied by the Plum Point Marina could be used for
                  boating activities and public access. These improvements can be achieved by
                  a unified long term plan that is supported by the Township and reflected in
                  its master plan and zoning ordinance.

                         The western end of the St. Mihiel Drive area is currently vacant or
                  underutilized by small scale commercial uses. The vacant land at the
                  extreme edge of the Township is part of a large 57-acre tract owned by the
                  Shell Oil Company which is for sale. Below this parcel in Cinnaminson
                  Township is large scale industrial development. This area will, when public
                  sewerage is available, be suitable for commercial uses oriented toward St.
                  Mihiel Drive. There is no waterfront access from the vacant parcels within
                  Delran, so water-based uses are inappropriate. Because the vacant parcels lie
                  partially within Cinnaminson Township, it is recommended that the
                  townships and Delran and Cinnaminson meet to discuss planning for this
                  section of St. Mihiel Drive. The transition from the recreational/ marina uses
                  in Delran to the industrial uses in Cinnaminson must be made with
                  sensitivity to the land use, traffic, and environmental issues involved.
                  Coordinated planning for the area will help to achieve this.

                                                          25

                 South Side of St. Mihiel Drive

                       Three areas falling on the south side of St. Mihiel Drive which,
                 although they play a minor role in the harbor concept plan, must be
                 addressed. At the southern end of the township lies the Green Acres Park
                 which is Township park land and open space. Studies should be undertaken
                 to determine if a trail might be developed through this area that would
                 safely connect to the waterfront area. The railroad tracks and St. Mihiel
                 Drive are barriers which divide the park from the waterfront area, but some
                 safe means of crossing may be developed as the harbor plan moves toward
                 implementation stages. The purpose of the trail system would be to connect
                 the waterfront area with other open space areas in order to encourage
                 activity in the waterfront area.

                       The harbor study area also includes a small residential area lying
                 between St. Mihiel Drive and Second Street. This area should remain as a
                 residential area, and no changes are proposed for this neighborhood.

                       The block occupied by the Macmillan Company, bounded by Chester
                 Avenue, Third Street, Brown Street, and Front Street, is currently undergoing
                 redevelopment. A portion of the block is occupied by the facilities of the
                 Macmillan publishing company, and the eastern portion of the site (which
                 was formerly occupied in part by a super market) is now being redeveloped
                 for office uses. This private redevelopment and investment in the area will
                 help to set the tone for improvements in the harbor area.

                                                       26

                 CIRCULATION IN THE HARBOR AREA

                        Additional activity in the harbor area will result in increased traffic
                 and the need for more parking areas. The major generators of traffic will be
                 the planned development on Amico Island and the waterfront commercial
                 areas on Norman Avenue and St. Mihiel Drive.

                        According to the Institute of Traffic Engineers, single family units
                 generate approximately 10 trips per unit per day, while the traffic generated
                 by apartments and condominiums is about 5-6 trips per unit per day.
                 Assuming the residential development mix projected above for Amico
                 Island, approximately 1300 vehicle trips per day would result.

                        New commercial activity on both Amico Island and the expansion of
                 the marina activities will bring an increase in the amount of traffic entering
                 the area. Studies of the number of vehicle trips generated by quality
                 restaurants indicate that the peak hours for restaurant traffic are between
                 noon and I p.m. on weekdays and between 8 and 9 p.m. on Saturdays.
                 Quality restaurants generate about 2.3 vehicle trips per restaurant seat per
                 day. Specialty retail areas, such as might be developed at the Reserve
                 Avenue area, would generate approximately 40-42 vehicle trips per day per
                 1,000 square feet of leasable floor area. Additional marina areas will also
                 generate traffic, at a rate of 3 trips per boat berth per day.

                        Additional traffic would be generated by increases in marina
                 capacities. Traffic generated by marinas, according to studies done by the
                 Institute of Traffic Engineers, amounts to 3 vehicle trips per day per boat
                 berth. Thus, an additional 100 boat berths can be expected to generate an
                 additional 300 vehicle trips per day.

                        The primary concern with respect to traffic is Norman Avenue and
                 access to Amico Island. It is proposed that the following steps be taken to
                 allow for safe traffic flows and to protect the quality of the residential
                 character of Riverside Park.

                        * The primary access to Amico Island should be by means of River
                 Road. To insure this, Norman Avenue should be ended in a cul-de-sac at
                 Riverside Marina, with the possible provision of a restricted roadway for
                 emergency vehicle access only. There is some concern about the
                 development of the Island in a high density residential use because of the
                 limited access. Fires and floods have the potential of putting large numbers

                                                        27

                  of residents at risk, The risk will be somewhat less if the island development
                  is a mix of residential and commercial dev elopment and if emergency access
                  is allowed via the Norman Drive right-of-way.

                        9 On-street parking along Norman Avenue should be restricted so that
                  traffic may flow more smoothly to the Norman Avenue facilities and so that
                  the visual effect of further development along Norman Avenue will not
                  detract from the adjoining residential area. Norman Avenue has a width of
                  30 feet, which allows for two 10-foot moving lanes but not enough room for
                  two lanes of parking.

                  PARKING REQUIREMENTS

                        There is currently no off-street public parking within the harbor area.
                  Parking is provided at some of the marinas and commercial establishments,
                  but public parking is not provided because there are no public facilities
                  along the waterfront.

                        The proposed development and redevelopment of the harbor area will
                  require the establishment of off-street parking lots. The parking needs will
                  have to be met as each area is developed or redeveloped.

                        Parking needs for various uses have been studied by the Institute of
                  Traffic Engineers. According to their 1985 studies, marinas with associated
                  restaurants and gift shops generate a need for about 0.7 spaces per boat
                  berth to meet the peak parking demand, which occurs on Saturdays. Because
                  so many of the patrons arrive by boat, the parking requirements are
                  relatively low. The requirements for parking as regulated by the zoning
                  ordinance should exceed this actual parking usage to allow for overflow,
                  unanticipated demand, and to accommodate people visiting the area but not
                  necessarily patronizing the establishments.

                        Restaurants, which may be part of the planned waterfront commercial
                  area on St. Mihiel Drive, on Norman Avenue, and on Amico Island, require
                  17.6 parking spaces per 1,000 gross square feet of floor area to meet peak
                  weekend demand. The requirements for parking as regulated by the zoning
                  ordinance should exceed this actual parking usage to allow for overflow,
                  unanticipated demand, and people using the area but not patronizing specific
                  facilities.

                        Parking for planned residential development, as proposed for the
                  island, should be provided at a rate of 2 off-street spaces per dwelling unit.

                                                         28

                       Off -stre A-t parking should be provided within the following developed
                 or redeveloped areas- Amico Island, Norman Avenue waterfront commercial
                 area, and St. Mihiel (Harbor) Drive waterfront commercial areas. The z oning
                 ordinance should reflect the actual parking generation rates, as well as the
                 need for overflow parking.

                       The possibility e;dstss for joint use of the Macmillan property parking
                 area. The offices will be using the parking lot during weekdays, while the
                 need for overflow parking to -serve the harbor area e:dsts on weekends. Ali
                                          0
                 arrangement could be made to utilize this area when not used by the offices.
                                                                                 0

                       The potentail for providing public parking adjacent to the railroad
                 right-of -TA?av near St. Mihiel (Hart-or) Drive may also be investigated.

                 PUBLIC ACCESS

                       Public access is not needed along the entire length of the. waterfront
                 and harbor area. Some areas should remain private, such as the residential
                 areas on Amico Island, e:dsting marinas which require memberships, and
                 e.,dsting residential properties. Public access for walking to the river and
                 sitting by the river is recommended as part of -commercial development on
                 the Island and along the Rancocas Creek confluence, where sitting areas -vtl
                 be provided. Waterfront commercial uses on Norman Avenue, Reserve
                 Avenue, and St. Mihi,.,l Drive would have to be developed as planned
                 commercial areas with site plan provisions requiring that land be reserved
                 along the edge of the river for public sitting and walking. One possibility for
                 the Reserve Avenue/St. Mi.hiel Drive area is the acquisition of a parcel for
                 public park land which has'waterfront access for boating, river-i.7atfhing,
                 and sitting.

                       Several of the principles and program approaches embodied in the
                 New Jersey Outdoor Recreation Plan -would lend support to these approaches.
                 The Plan encourages p@bhc access to ,,n, terfronts. The. Plan has projected
                 recreational facility needs for Burlington County, which has the largest
                 deficit in recreational land in the State, and among those needed are facilities
                 for freshwater boating,'walking for pleasure, and bicycling. These types of
                 activities can be accommodated on Amico Island and within the other areas
                 of public access.

                 HARBOR AREA THEME

                       To unify the harbor area and its diverse activities, several program
                 elements are proposed. A name for the harbor district should be adopted,
                 such as Delran Harbor. The Burlington County Historical Society could be
                 consulted regarding previous names for the area, and a logo should be
                 designed and used with the name.

                       Signs bearing the name and logo will advertise and identify the area.
                 Directional signs for automobiles along roadways and pedestrian signs along
                 walks and trails will direct and control traffic, identif y parking and help
                 delimit the boundaries of the harbor area. Signs marking historical and
                 natural sites as weall as planned events may be encouraged. A unified design
                 should be adopted for these official signs and included in the Harbor District
                 ordinance provisions. The harbor area could encourage the use of gateway
                 signs with a common theme to identify entrances to the harbor area.

                       Individual establishments- could design signs in accordance with their
                 personal ta- stes, but the sian theme should be unified through a common use
                                           b
                 of materials, lighting, lettering style, or some combination of these elements.
                                    ;_R

                       An architectural theme may be established by a local business group
                 or by ordinance to unify the harbor area. Historical design or modern themes
                 employing style or color may be- appropriate@. Unifiie?d signage-, sidev'nalks-, and
                 street furniture would help to unify the area and make it more attractive.

                       The name of St. Mihiel Drive could be changed to Harbor Drive or to
                 another name which reflects the theme of the area. St. Mihiel Drive Only
                 e@dstswithin Delran Township and is a difficult name to pronounce.

                  TOWNSHIP REGULATIONS AND STEPS TOWARD IMPLEMENTATION

                        Much of the success of the harbor area developmentwill depend on
                                                                         -7
                  Township regulations: Master plan and Land Use Code (zoning and
                  subdivision and site plan regulations) and on other actions by the Township.

                        incorporation into the master plan and adoption of zoning regulations
                  which support the harbor area plan are important initial steps which the
                  Township c -an take. In addition, the To%mship should make the concept plans
                  available to developers and land owners so that they know what the
                  Township wishes to see in this area.

                        The current Township zoning ordinance contains a Harbor District
                  which is a mixed use district designed for residential and marine-oriented
                  activities. The following changes to the zoning ordinance's harbor district
                  provisions should be considered.

                        * Provisions for planned                      should be adopted.
                  These would include stcandards for the development of unified commercial
                  areas with waterfront walkways, landscaping., and off -street parking.
                  Bonuses would be built into the ordinance whichwould allow for greater
                  intensity of use for larger tracts, of land planned as unified developments.
                  Such provisions should include allowing more than one building per lot, so
                                                                                 in keeping
                  that an entire tract could be planned as a unified whole. This is
                  with the current zoning ordinance which envisions unified and coordinated
                  development.

                        * The requirements for outdoor storage of equipment and materials
                  should be reviewed and possibly strengthened.

                        e The harbor district does not require sideyards. This may be
                  appropriate in planned developments., such as those undertaken by a single
                  developer on one tract of land and where the structures are linked to one
                                             s-
                  another'but itwould be desirable to require sideyards between properties
                  not part of a unified development. This would help to eliminate some of the
                  conflicts and conf usion among land uses. Aggregate sideyards of 2 f eet with
                                              b              iD
                  a 12 foot minimum should be required for structureswhich are not part of a
                  unified development. These required sideyards should apply to accessory
                  structures and the outdoor storage of equipment, as well as to principal
                  buildings.

                                                        31

                          Landscaped buffer requirements should also be incorporated into
                  the harbor district requirements. While buffering is not needed between
                  uses which are part of a unified development, they are needed where two
                  unrelated and possibly conflicting uses abut. Buffers of 2 5 feet should be
                  required between commercial uses and residential zones to assure privacy in
                  neighborhoods. Off -street parking areas should be landscaped in accordance
                  with provisions which can be added to the subdivision and site plan
                  regulations. These could include requirements for separation of parking
                  areas with planting strips, buffering of parking areas from adjacent uses, and
                  the provision of a minimum of 10 percent of the area for landscaped and
                  maintained buffer areas and islands.

                        9 The Township should investigate the possibility of receiving grants
                  or loans for public improvements within the harbor area, such as street
                  furniture, lighting, sidewalks, etc. which would serve as an incentive to
                  private developers an an indication of the Township's commitment to the
                  program.

                        * To accommodate the development of Amico Island, the capacity of
                  the sewage treatment plant will have to be increased. This will require
                  action by Township officials in conjunction with developers of the island.

                        * Much of the development of the area is based upon the continued
                  demand for marina facilities and the continued navigability of the channels
                  into Dredge Harbor. Present demand for marina use and the planned
                  expansion of existing marinas is a good indication of the present and
                  anticipated demand. The studies done by the State in conjunction with the
                  Statewide Outdoor Recreation Plan indicated a deficit of freshwater boating
                  facilities in Burlington County. However, the channel allowing access to the
                  marinas must be maintained. Shoaling which has occurred in recent years
                  will increasingly threaten boating activities. The Township and the
                  waterfront landowners will have to cooperate to in seeing that dredging is
                  accomplished periodically to insure navigability of the channel. Otherwise,
                  the harbor developmefit program will not succeed.

                        * The appearance of the area could be improved through private,
                  community generated clean up efforts which would include improved
                  planting, sidewalk repair, etc. The exterior storage of materials and
                  equipment close to property lines detracts from the appearance of the
                  harbor area. Although this is primarily the responsibility of land owners, the
                  Township can play a role in instigating the project.

                                                        32

                       The program outlined is an ambitious, long-term one. It requires the
                 cooperation and commitment of the Township as well as the owners of land
                 and established facilities. It seeks to achieve a unified harbor area which will
                 provide a source of enjoyment to residents of the Township, a stimulant to
                 the economy of the area by attracting new and varied commercial uses, an
                 increased source of tax revenues for the Township, and a pleasant living
                 environment for the present and future residents of the area.

                                                       33

                                                 References

                 U.S. Army Corps of Engineers, Dredge Harbor, Delran Township, Draft Detailed
                 Proiect Report and Environmental Assgssment, Small Navigation Pro.ject
                 Draft Appendices 1982

                 New Jersey Department of Environmental Protection, Division of Parks,
                 Forestry and Recreation, State Comgrehensive Outdoor Recreation Plan. 1984

                 Delran Townshig Recreational and 012eg Sgace Inventory Richard A. Alaimo
                 Associates, Engineers, Mt. Holly, New Jersey

                 Recreation, Park and Open Space Standards and Guidelines National
                 Recreation and Park Association, Roger A. Lancaster, Editor

                 PhiladelDhia's Plan for River Recreation, Philadelphia City Planning
                 Commission, 1984.

                 Nautical Chart, Delaware River, Philadelphia to Trenton, U.S. Department of
                 Commerce, National Oceanic and Atmospheric Administration, 1984

                 Soil Survey of Burlington Counly, New je[LeL U.S. Department of Agriculture,
                 Soil Conservation Service, 1971

                 Flood Inurance Rate Study, Delran Townshig, New Jersey, Federal
                 Emergency Management Agency, 1973

                 National Wetlands Inventory, U.S. Department of the Interior, Fish and
                 Wildlife Service, 1975

                 New -Jersey's Endangered and Threatened Plants and Animals, Stockton State
                 College, Pomona, New jersey,William J. Cromartie, Editor, 1982

                 Rules on Coastal Resources and Development, New Jersey Department of
                 Environ mental Protection, Division of Coastal Resources, N.J. A.C.7:713- 1. 1
                 et.seq., 1986

                 Township of Delran Tax records

                 Township of Delran Master Plan

                 Township of Delran Zoning Ordinance

                 Developing a Marina in New Jersey, N.J. Department of Environmental
                 Protection, Division of Coastal Resources, 1982

                 The Bristol-Delaware River Strategy: Actions for Riverfront Revitalization
                 National Park Service, Mid-Atlantic Regional Office, 1985

                 A Unified Landscape Treatment for a Portion of the Essington Waterfront,
                 Delaware County Planning Department and the Pennsylvania Coastal Zone
                 Management Program, 1986

                 Parking Generation and Traffic Generation Institute of Traffic Engineers,
                 1985

                 Interviews were conducted with the following persons:

                       Mary Walters - Dredge Harbor Marina
                       Glen Winter - G. Winter Sailing
                       joy Walzzuk - Riverside Marina
                       May Watson - Castle Harbor Marina
                       Sgt. Dempster - New Jersey State Police, Marine Bureau
                       Lt. Art Saul - Delran Township Police Department
                       James Drum - U.S. Army Corps of Engineers

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