woodbury needs study 02-11-09 · anthony mangeri john pafumi barry sloane joseph villari bruce...

WOODBURY REDEVELOPMENT PLAN: DOWNTOWN BUSINESS DISTRICT

February 11, 2009FINAL DRAFT

Study Conducted by:

for:

The City of Woodbury

Gloucester County

New Jersey

GROUPmelvinDESIGN

NEEDS STUDY FOR AREA IN NEED OF REDEVELOPMENT/REHABILITATION

ii | Woodbury Redevelopment Study fi nal draft 02-11-09 GROUPmelvinDESIGN

ACKNOWLEDGEMENTS

Mayor

Robert A. Curtis

Zoning and Redevelopment Committee

William H. Fleming, Jr. – ChairRobert A. CurtisSteve DuncanTom LouisAnthony MangeriJohn PafumiBarry SloaneJoseph VillariBruce Hasbrouck, Special Counsel

Woodbury Redevelopment Study | iiifi nal draft 02-11-09GROUPmelvinDESIGN

TABLE OF CONTENTS

1.0 INTRODUCTION 1

1.1 Study Authorization 11.2 Scope 1

2.0 STUDY AREA OVERVIEW 3

2.1 Regional Context 32.2 Study Area Boundary 52.3 Study Area History 5

3.0 STUDY AREA CHARACTERISTICS 7

3.1 Study Area Tax Blocks and Lots 73.2 Existing Zoning 113.3 Existing Land Use 253.4 Property Vacancy 273.5 Building Heights 293.6 Property Conditions 313.7 Property Ownership 33

4.0 STUDY AREA FINDINGS 35

4.1 Statutory Criteria 354.2 Findings 394.3 Conclusion 46

iv | Woodbury Redevelopment Study fi nal draft 02-11-09 GROUPmelvinDESIGN

LIST OF FIGURES

Figure 2.1: Regional Context Map 2Figure 3.1: Study Area Map 4Figure 2.2: Historic Rail Line Through Woodbury 6Figure 2.3: Underwood Memorial Hospital’s Recent Expansion 6Figure 2.4: Gloucester County Court Facility 6Figure 4.1: Study Area Block Map 8Figure 3.2: Study Area Zoning Map 10Figure 3.3: Study Area Land Use Map 24Figure 3.4: Existing Land Use Table 25Figure 3.5: Typical Retail along North Broad 25Figure 3.6: Typical Retail along South Broad 25Figure 3.7: Converted Residential into Offi ce 25Figure 3.8: Study Area Vacancy Map 26Figure 3.9: Existing Property Vacancy Table 27Figure 3.10: Vacant GG Green Block Building 27Figure 3.11: Recently Vacant Goodwill Building 27Figure 3.12: Vacant Home on East Barber 27Figure 3.13: Study Area Building Heights Map 28Figure 3.14: Existing Building Height Table 29Figure 3.15: One-Story Buildings along Broad 29Figure 3.16: Three Story Buildings along Broad 29Figure 3.17: Five+ Stories at the Hospital 29Figure 3.18: Study Area Property Condition Map 30Figure 3.19: Existing Property Condition Table 31Figure 3.20: Building in “Good” Condition 31Figure 3.21: Building in “Fair” Condition 31Figure 3.22: Building in “Poor” Condition 31Figure 3.23: Study Area Ratable Property Map 32Figure 3.24: Existing Ownership Table 33Figure 3.25: Existing Ratable Property Table 33Figure 3.26: Non-Taxable Township-Owned Property 33Figure 3.27: Non-Taxable Hospital Property 33Figure 3.28: Non-Taxable Institutional Property 33Figure 4.1: Redevelopment Criteria Map 38Figure 4.2: Tartan Textiles Site 39Figure 4.3: Electric Motor Repair Site 39Figure 4.4: Vacant GG Green Block Building 40Figure 4.5: Publicly-Owned Waterfront Parcels 40Figure 4.6: Figure-Ground Diagram of South Broad 41Figure 4.7: Residential Property Adjacent to Rail 42Figure 4.8: Rear-Yard Parking Adjacent to Homes 42Figure 4.9: Private Rear Yard Parking and Discontinued Front Entrance 43Figure 4.10: Underutilized Carpenter Street School Site 43Figure 4.11: Underutilized St. Patrick’s School Site 44Figure 4.12: One-Story Retail Spaces along Broad 44Figure 4.13: Low-Density Commercial Development 44Figure 4.14: Redevelopment Criteria Map Revised 46

Woodbury Redevelopment Study | 1fi nal draft 02-11-09GROUPmelvinDESIGN

1.0 INTRODUCTION

1.1 Study Authorization

On February 9, 2009, the City Council of the City of Woodbury, through Resolution #09-61, authorized a study to determine the need for redevelopment along the Broad Street Corridor, pursuant to N.J.S.A. 40A:12A-6. GROUPmelvinDESIGN was contracted by the City to conduct a preliminary investigation and determine whether or not the designated Study Area was “in need of redevelopment and/or rehabilitation.”

1.2 Scope

Conducting the Redevelopment Study for the Broad Street Corridor contained four primary tasks:

• Establish a Study Boundary, • Conduct a Field Survey of Parcels, • Examine Parcels against the Statutory Criteria, and • Propose Findings and Recommendations.

Three Steering Committee meetings, open to the public, were conducted in the City Council Chambers to adjust the Study Area boundary, check the results of the fi eld survey, and advise on the applicability of the Statutory Criteria. Throughout these meetings, participants expressed their understanding of the need for Redevelopment as a tool to revitalize the commercial district.

2 | Woodbury Redevelopment Study fi nal draft 02-11-09 GROUPmelvinDESIGN

WEST DEPTFORD

DEPTFORD

WOODBURYHEIGHTS

NATIONALPARK WESTVILLE

WOODBURYNJ

TURNPIKE

I-29545

Figure 2.1: Regional Context Map


2.0 STUDY AREA OVERVIEW

2.1 Regional Context

Approximately 12 miles from Philadelphia by car, the City of Woodbury is located in Gloucester County along Route 45, a State Highway, and a freight-carrying rail line. It is bordered by West Deptford to the west, Deptford to the east, and Woodbury Heights to the south. The City of Woodbury is the County Seat for Gloucester County and has held that role for more than 200 years.

Over 10,000 professionals travel into Woodbury every day for work, according to the Comprehensive Master Plan for the City of Woodbury (December, 2006). This also means that much of the land in the heart of downtown Woodbury is dedicated to County offi ces and courts. Classifi ed as a “Metropolitan Planning Area (PA1)” by the New Jersey Offi ce of Smart Growth, Woodbury is exactly the type of place that is addressed by the fi rst goal of the State Plan: Revitalize the State’s Cities and Towns. The strategy for this goal is to “protect, preserve and develop the valuable human and economic assets in cities, towns and other urban areas” and “plan to improve their livability and sustainability.”


Figure 3.1: Study Area Map


2.2 Study Area Boundary

The 1.5 mile corridor of Broad Street through Woodbury stretches from one end of the city to the other creating a commercial spine for the City. However, Broad Street is not only the primary commercial corridor for Woodbury, but also a State Highway. Route 45 is a regional arterial that provides critical truck, car, and transit connections between South Jersey communities. Within the City, the effi cient fl ow of traffi c around and through Woodbury is not only important to the local residents and visitors, it is also essential for emergency vehicles and the movement of goods to local and regional businesses. As a result, it was important to include the parcels adjacent to the corridor in the Study Area as they are highly impacted by this regional thoroughfare. In defi ning the Study Area boundary, the City recognized the role that parcels along and adjacent to the corridor may play in order to retain the fl ow of traffi c while providing the opportunity to create a sense of place in the business district.

After much discussion with the Steering Committee, the Study Area boundary was established along the City boundary to the north (just south of Hessian Street), Emerson and Carpenter Streets to the south, the rail line to the east (with the exception of the St. Patrick’s School along Cooper), and roughly Lupton Ave, Tatum, and Cherry Streets to the west.

2.3 Study Area History

Although founded over 300 years ago, the City of Woodbury wasn’t incorporated until 1854, fi rst becoming a borough, and later a city in 1871. We know Woodbury today in its role as the “seat” of Gloucester County, but throughout history it has long been a hub of activity. Union soldiers were trained at Camp Stockton, at Carpenter and Broad Streets, and transported via the adjacent rail line to Virginia to report for duty.


Broad Street has historically been the core of commercial activity in Woodbury. Traditionally, the business district was bounded by Woodbury Lake to the north, stretching to the fork in the road at Kings Highway and Mantua Pike, at the southern end. People and goods were moved along the rail line that runs along the eastern edge of the Study Area making the connections between that stretch of Broad and the tracks critical. This relationship is evidenced by the narrow, long blocks that run perpendicular to Broad Street.

Over time, as mobility increased, competition with other retail and business centers grew. No longer bound by the need for proximity to the rail station or the traditional business core, commercial activity stretched further north along Broad, and south beyond the City boundary, where onsite parking was more easily accommodated.

In recent years, the growth of the two major employers, Underwood-Memorial Hospital and Gloucester County, has meant an increase in jobs and auto and pedestrian traffi c to and through Woodbury. A strong housing stock, access to open space for recreation and a walkable school district have made Woodbury a City of choice in the region. Residents and employers recognize that the revitalization of the commercial district will strengthen the City and ensure that Woodbury remains an economically, environmentally, and socially sustainable community.

Figure 2.2: Historic Rail Line Through Woodbury

Figure 2.3: Underwood Memorial Hospital’s Recent Expansion

Figure 2.4: Gloucester County Court Facility


3.0 STUDY AREA CHARACTERISTICS

3.1 Study Area Tax Blocks and Lots

The Study Area is comprised of all of the parcels within the Business District as defi ned by Exhibit A of Resolution #09-61. This District consists of approximately 1096 lots in 51 blocks. Due to subdivision and consolidation, this list may represent a higher number of parcels than the actual number of unique parcels within the Study Area. Some now consolidated parcels are shown separately to more adequately represent land use, occupancy, and condition, and to utilize available GIS parcel layers for illustrative mapping purposes. The parcels were chosen for their proximity to and ability to contribute to the revitalization of the Broad Street Corridor. The block and lot numbers included are as follows:

Block Lot

58: 1, 2, 3, 4, 5, 6, 6.01, 7, 8, 9, 10, 11, 12, 13, 14, 15, 16, 1759: 1, 2, 3, 4, 4.01, 5, 6, 6.01, 7, 861: 1, 2, 3, 4, 5, 6 64: 1, 2, 3, 4, 5, 6, 7, 8, 9, 10, 10.01, 12, 13, 14, 14.01, 15, 16, 17,

18, 19, 19.01, 20, 21, 22, 23, 24, 25, 26, 27, 28, 29, 29.01, 3068: 1, 1.01, 2, 2.01, 2.02, 2.03, 2.04, 3, 3.01, 4, 5, 5.01, 5.02, 6,

6.01, 7, 8, 9, 10, 10.01, 11, 12, 13, 13.01, 14, 15, 16, 1774: 3, 4, 5, 6, 7, 8, 9, 10, 11, 12, 13, 16, 17, 18, 19, 20, 21, 22, 23,

24, 24.01, 25, 25.01, 26, 26.01, 2775: 1, 1.01, 2, 2.01, 3, 3.01, 3.02, 4, 5, 6, 7, 8, 9, 10, 11, 12, 13, 14,

15, 17, 18, 19, 20, 21, 22, 23, 24, 25, 26, 27, 28, 29, 29.01, 31,


Figure 4.1: Study Area Block Map

178


32, 33, 35, 36, 37, 38, 38.01, 38.0276: 1, 2, 2.01, 2.02, 2.03, 3, 3.01, 4, 4.01, 5, 6, 6.01, 7,

8, 976.01: 1, 1.01, 2, 3, 4, 5, 6, 7, 8, 977: 1, 2, 3, 4, 7, 8, 9, 9.01, 10, 11, 12, 12.01, 14, 16,

16.01, 16.02, 16.03, 17, 18, 19, 20, 5_1378: 1, 2, 3, 4, 5, 5.01, 6, 7, 879: 183: 8, 9, 10, 11, 12, 13, 13.01, 14, 14.01, 14.02, 14.03,

15, 16.01, 17, 18, 19, 20, 21, 22, 22.03, 23, 24, 25, 25.01, 25.04, 26, 26.01, 27, 27.04, 27.05, 28

84: 1, 2, 4, 4.01, 685: 1, 2, 3, 4, 5, 6.02, 24, 24.01, 24.02, 24.03, 25, 25.01,

25.0286: 1, 1.01, 2, 3, 3.01, 4, 5, 6, 7, 12, 12.01, 12.02, 12.03,

13, 14, 15, 15.01, 15.02, 1687: 1, 1.01, 1.02, 1.03, 1.04, 1.05, 1.06, 1.07, 2, 2.01,

2.02, 2.03, 3, 4, 5, 6, 7, 8, 9, 10, 11, 12, 13, 14, 15, 16, 17, 18, 18.01, 18.02, 19, 20, 21, 22, 23, 24, 25, 26, 26.01, 27, 27.01, 28, 28.01, 29, 29.01

89: 1, 2, 3, 3.01, 4, 5, 6, 7, 8, 9, 10, 11, 12, 13, 14, 15, 15.01, 16, 16.01, 17, 18, 19, 20, 21, 22, 23, 24, 25, 26, 26.01, 27, 28

90: 9, 10, 11, 12, 13, 14, 15, 16, 17, 17.01, 18, 19, 20, 21, 22, 22.01, 23, 23.01, 32

90.01: 10, 11, 12, 13, 14, 14.01, 15, 16, 17, 18, 19, 20, 21, 22, 23, 24

91: 1, 2, 3, 4, 5, 6, 18, 19, 20, 21, 22, 35, 36, 37, 38, 39

91.01: 11, 12, 13, 14, 15, 16, 17, 18, 19, 19.01, 20, 21, 22, 23, 24, 24.01, 24.02, 25, 26, 42, 43, 44, 44.01, 45, 46, 47

91.02: 1, 2, 3, 4, 4.01, 5, 6, 14, 15, 16, 17, 18, 25, 26, 27, 28, 29, 29.01, 32, 32.01, 33, 34, 36, 37

106: 1, 2, 3, 4, 4.01, 5, 6, 7, 8, 9, 10, 11, 12, 12.01, 13, 14, 15, 16, 17, 18, 19, 20, 21, 22, 23, 24

107: 1, 2, 3, 4, 5, 6, 6.01, 7, 8, 9, 9.01, 10, 11, 13, 13.01, 14, 15, 16, 17

108: 1, 1.01, 1.02, 1.03, 2, 3, 3.01, 4, 5, 5.01, 6, 7, 7.01, 8, 8.01, 8.02, 8.03, 9, 10, 11, 12, 12.01, 13, 13.01, 14.01, 14.02, 14.03, 14.04, 14.05, 14.06, 14.07, 14.08, 14.09, 14.10, 14.11, 14.12, 14.13, 14.14, 15, 16

109: 1, 2, 3, 4, 5, 6, 7, 7.01, 8, 9, 10, 11, 12, 13, 14, 15, 16, 16.01, 17, 18, 19, 20, 20.01, 21, 22.01, 22.02, 22.03

110: 1, 2, 3, 4, 5, 6, 7, 8, 9, 9.01, 10, 11, 12, 13, 14, 15, 16, 17, 18, 19, 20, 21, 22

111: 1, 2, 3, 4, 5, 5.01, 6, 7, 8, 8.01112: 2, 3113: 1, 2, 2.01, 3, 3.01, 4, 5, 6, 7, 8, 9, 10, 11, 12, 13, 14,

15, 16, 16.01, 17, 18, 19, 20, 21, 22, 23, 24, 25, 26, 27, 27.01, 27.02, 28, 31, 32

114: 1, 2, 3, 4, 5, 6, 6.01, 7, 8, 9, 10, 11, 12, 13, 14, 15, 16, 17, 17.01, 18, 19, 20, 21, 22, 23, 24, 25, 26, 27, 28, 29, 30, 31, 32, 33, 34, 35, 36, 37, 38, 39, 40, 41, 42

115: 1, 2, 3, 4, 5, 6, 7, 8, 9, 10, 11, 13, 14, 15, 16, 17, 18, 19, 20, 21, 21.01, 22, 22.01, 22.02, 23, 23.01, 24, 25, 26, 27, 28, 30, 31, 32, 33, 33.01, 34, 35

116: 1, 2, 3, 4, 5, 6, 7, 8, 9, 10, 11, 12, 13, 14, 15, 16, 17, 17.01, 18, 19, 19.01, 19.02, 19.03, 20, 21, 22, 23, 24

117: 1, 2, 3, 3.01, 6, 7, 8, 9, 10, 11, 12, 13, 14, 15, 16, 17, 20, 21, 22, 23, 24, 25, 26, 26.01, 26.02

118: 1, 2, 2.01, 3, 4, 4.01, 5, 5.01, 6, 7.01, 8, 8.01, 8.02, 9, 10, 11, 13, 14, 15, 16, 16.01, 17, 18, 19, 20, 21, 22, 23, 24, 25, 26, 27, 28.01, 28.02, 29, 30, 31, 32, 33, 33.01, 34, 35, 36, 37, 38, 39, 41

119: 1, 1.01, 2, 3, 3.01, 4, 5, 5.01, 5.02, 6, 7, 7.01, 7.02, 8, 8.01, 9, 10, 11, 12, 13, 13.01, 14, 15, 16, 17, 18, 19, 20, 21, 22, 23, 24, 24.01, 24.02, 24.03, 25, 26, 27, 28, 29, 30, 31, 31.01, 32, 32.01, 32.02, 33, 34

120: 1, 2, 3, 4, 5, 6, 7, 8, 8.01, 9, 10, 12, 13, 14, 15, 16, 17, 17.01, 17.02, 18, 19, 19.01, 20, 21

121: 1, 2, 3, 4, 5, 6, 6.01, 6.02, 7, 7.01, 8, 9, 10, 10.01, 10.02, 10.03, 10.04, 10.05, 10.06, 11, 12, 12.01, 13, 14, 15, 16, 17, 18, 19, 20, 21, 21.01, 22, 23, 25

122: 1, 2, 3, 3.01, 3.02, 3.04, 3.05, 3.06, 3.07, 5, 6, 7, 7.03, 7.04, 8, 9, 11

123: 1, 5, 6, 7, 8, 9, 10, 10.01, 11, 11.01, 12, 13, 13.01, 14, 15

124: 1, 2, 3, 4, 5, 6125: 1, 4, 8, 9, 10, 11, 12, 13, 14, 15, 16, 17, 18, 19, 20,

21, 22, 23, 24, 25, 26, 27, 28, 29, 29.01, 30, 32, 32.01, 33, 34, 34.01, 35, 35.01, 36, 36.01, 37, 38, 39, 40, 41, 42, 43, 44, 44.01, 45, 45.01, 45.02, 46, 47, 48

126: 1, 2, 3, 4, 5, 6, 7, 7.01, 8, 9, 10127: 1, 4, 4.01, 5, 6, 7, 9, 10, 11, 12128: 1, 2, 2.01, 2.02, 2.03, 5129: 1, 2, 3, 3.01, 3.02145: 1, 2, 3, 4, 5, 6, 7, 8, 8.01, 9, 10, 10.01148.02: 2178: 11, 12, 13, 14, 15, 16, 17, 17.01, 17.02, 18, 19179: 1, 1.01, 1.02, 1.03, 1.04, 1.05, 1.06, 1.07, 2, 3, 4, 5,

6, 7


Figure 3.2: Study Area Zoning Map


3.2 Existing Zoning

Within the Study Area there are six zoning classifi cations represented as well as three overlay zones. The parcels along Broad Street primarily fi t into one of two commercial zones: C-1 and C-2. The major exception to this is Underwood Memorial Hospital and its surroundings, which are classifi ed as MH, Medical Hospital District. Properties behind those on Broad generally fall into one of three residential zones: R-15, R-35, and R-60. Some residentially zoned areas also have a Professional Offi ce Overlay of either PO-1 or PO-2 to address the conversion of former residential properties into professional offi ce space. In addition, a Historic Preservation District forms an overlay along much of the Broad Street corridor, south of Woodbury Lake, as well as the Cooper and Delaware corridors.

Descriptions of the zoning districts and overlays are as follows (excerpted from the City of Woodbury Zoning Code):

3.2.1 C-1 Commercial Districts

Permitted uses. A building may be erected or used and a lot may be used or occupied for any of the following purposes and no other: (1) Bank chartered under state or federal law. (2) Church, chapel, synagogue or similar house of

worship.(3) Club, lodge, or other fraternal organization. (4) Hotel, boardinghouse, or tourist home. (5) Offi ces of commercial and industrial partnerships,

companies or corporations. (6) Offi ces of a recognized profession. (7) Offi ces of a public or quasi-public entity. (8) Retail sales, specifi cally excluding the sale of new or

used motor vehicles. (9) Retail services, excluding gasoline stations, auto body

and welding uses and motor vehicle repair. (10) Business services. (11) Tattoo parlors, massage parlors, sexually oriented

businesses, pawn shops or similar shops, uses or services. (prohibited within 1,000 feet of the property of any church, synagogue, temple, or place of

C-1


worship or any elementary or secondary school, school bus stop, municipal or county playground or place of public resort and recreation, or within 1,000 feet of any residentially zoned area.)

Accessory uses. Any of the following uses may be permitted when used in conjunction with a principal use: (1) Apartment dwelling in conjunction with a retail or

offi ce use, provided that: (a) No more than four accessory dwelling units

may be permitted in any one structure. (b) No apartment dwelling shall be permitted on

the fi rst and/or basement fl oor of a building.

(2) Signs, when erected and maintained in accordance with the provisions of Article XV of this chapter.

Conditional uses. The following uses may be permitted when authorized as a conditional use by the Planning/Zoning Board. (1) Apartment buildings of fi ve or more dwellings,

provided that the requirements of §§ 202-28 through 202-42, inclusive, of this chapter are met.

(2) Recreational and amusement facilities, provided that all such uses shall be contained within a building or buildings.

(3) Newspaper, book or other similar printing and publishing establishments.

(4) Club or lodge organized for fraternal or social purposes.

First fl oor restrictions and design standards. The following regulations apply to the designated areas of the C-1 Districts in the City of Woodbury, as defi ned below: (1) Purpose. This subsection of the Zoning Ordinance

is designed to encourage pedestrian activity in selected portions of the downtown business area by reserving much of the fi rst fl oor of buildings in these areas for consumer-oriented and pedestrian-friendly uses, such as retail sales and services and related uses.


(2) Locations of applicability. These regulations shall apply to buildings or land which face public sidewalks along the following street segments: (a) South Broad Street, on the west side, from

Delaware Street to West Street. (b) South Broad Street, on the east side, from

Cooper Street to Courtland Street.

(3) Permitted uses. To the extent defi ned by § 202-570(4), portions of the fi rst fl oor areas of buildings in the designated areas may be used only for banking, retail sales, barbering and cosmetology, electronic and appliance repair (provided that the service is incidental to the sale of such goods), photography, restaurants (not including drive-in or walk-up restaurants), taverns and bars, business services, and related uses as provided by Subsections A(1), (8), (9) and (10) above. Uses permitted by Subsections A(4) and C(4) shall be permitted within the designated areas only if 40% of the areas defi ned by § 202-57D(4) is devoted to activities permitted by Subsections A (1), (8) and (10).

(4) Extent of fi rst fl oor limitations. The use restrictions of § 202-57D(3) above shall apply for a minimum depth of 40 feet off of the face of any building within the location of applicability. Nothing herein shall be construed to prevent the provision of corridors or passageways providing access to uses in the rear of the fi rst fl oor, which are not subject to the provisions of this limitation.

(5) Facade treatment The design of fi rst fl oor facades for all buildings, new or renovated, shall be based on serving retail sales or services, with large window areas, large recessed entrances, attractive facade materials, signs and lighting. The following standards shall apply to all applications for facades of buildings in the applicable area: (a) At least 60% of the fi rst fl oor facade between

the heights of two feet and 10 feet above the walkway grade shall be glazed and transparent.

(b) Designs shall refl ect the details used historically


on the neighboring buildings. (c) New structures shall be built at the right-of-

way line, with no setback from the property line except for recesses for doors as part of a design in conformance with character of the area.

(d) Within the Historic District, facade treatment shall be subject to Historic Preservation Commission review and report to the Planning/Zoning Board.

The following area and building coverage regulations shall apply to all lots in the C-1 District:

3.2.2 C-2 Commercial Districts

The regulations of this article and of § 170-6A of the Code of the City of Woodbury shall apply in all C-2 and C-3 Commercial Districts.

Permitted uses. A building may be erected or used and a lot may be used or occupied for any of the following purposes and no other: (1) Financial services, including banks, credit unions,

savings and loans, securities brokers and similar uses. (2) Business establishments for wholesale trade in the C-

2 Districts only. (3) Business services. (4) Church, chapel, synagogue or similar house of

worship.(5) Catering or other food preparation for retail

consumption. (6) Hotel, boardinghouse or tourist home in the C-2

Districts only. (7) Newspaper, book or other printing and publishing in

the C-2 Districts only. (8) Offi ces of commercial and industrial partnerships,

companies, or corporations. (9) Offi ces of a recognized profession. (10) Offi ces of a public or quasi-public entity.. (11) Retail sales. (12) Retail services.

C-2


Accessory uses. Any of the following uses may be permitted when used in conjunction with a principal use: (1) Apartment dwelling in conjunction with a retail, self-

service storage facility or offi ce use, provided that: (a) No more than four accessory dwelling units

may be permitted in any one structure. (b) No apartment dwelling shall be permitted on

the fi rst and/or basement fl oor of a building, excepting self-service storage facilities.

(2) Signs when erected and maintained in accordance with the provisions of Article XV of this chapter.

(3) Motor vehicle storage when used in conjunction with a new or used motor vehicle dealership.

Conditional uses. The following uses may be permitted when authorized as a conditional use by the Planning Board: (1) In C-2 Districts only, apartment buildings of fi ve or

more dwellings, provided that the requirements of §§ 202-27 through 202-31, inclusive, of this chapter are met.

(2) Recreational and amusement facilities, provided that all such uses shall be contained within a building or buildings.

(3) New and used motor vehicle establishments, vehicle repair, auto body and welding uses.

(4) Motor vehicle service station or gasoline fi lling station.

(5) In C-2 Districts only, plumbing, electrical or other building trade supply establishments, lumberyards, general contracting yards or other similar uses.

(6) In C-2 Districts only, self-service storage facilities.(7) Club or lodge organized for fraternal or social

purposes.

3.2.3 MH Medical-Hospital Districts

The regulations of this article and of § 170-6A of the Code of the City of Woodbury shall apply in all MH Medical-Hospital Districts.

Permitted uses. A building may be erected or used and a lot may be used or occupied for any of the following permitted

MH


purposes and no other: (1) Any use permitted in the R-35 Residence District. (2) Hospitals providing primary health services for the

diagnosis, care and treatment of human patients. (3) Offi ces of physicians, dentists, surgeons,

ophthalmologists or other licensed practitioners of the healing arts, but not to include veterinarian services.

(4) Medical and dental laboratories. (5) Convalescent or nursing homes and life-care

facilities. (6) Facilities for the education and training of hospital

personnel, including but not limited to residents, interns, nurses, technicians and orderlies.

Accessory uses. Any of the following uses may be permitted when used in conjunction with a principal use: (1) Residence halls or dormitories, provided that such

buildings are associated with the educational facilities of a hospital.

(2) Gift or fl ower shops, provided that such use is associated with a hospital and has no exterior entrance.

(3) Cafeteria, restaurant or snack bar, provided that such use is associated with the hospital and has no exterior entrance.

(4) Pharmacies, provided that such use is associated with the hospital.

(5) Parking structures in accordance with § 202-55 of this article, provided that such structures are attached to or integrated with a principal use.

(6) Signs when erected and maintained in accordance with the provisions of Article XV of this chapter.

(7) Accessory uses customarily incidental to a principal use.

3.2.4 R-60 Residence District

A building may be erected or used and a lot may be used or occupied for any of the following purposes and no other: (1) Any use permitted in R-90 Residence Districts:

(1) Single-family detached dwelling.

R-60


(2) Public, parochial or private nonprofi t day schools of elementary or high school grades accredited by the State Department of Education.

(3) Church, church school or other place of worship.

(4) Municipal building and municipal use. (5) Noncommercial park, playground or recreational

area. (6) Community residence for the developmentally

disabled for up to 15 persons; or community shelters for victims of domestic violence and community residences for persons with head injuries.

(7) Passenger station, railway or bus. (8) Telephone central offi ce, utility line, electric

substation. (9) The following uses, when authorized as a

conditional use:(a) Convalescent or nursing home. (b) Cemetery.(c) Club or lodge organized for fraternal or

social purposes. (d) Religious or philanthropic use other than

a church, church school or other place of worship.

(e) Community residence for victims of domestic violence and community residences for persons with head injuries which house more than six such persons, but not more than 15 persons.

(f) Bed-and-breakfast.

(10) Accessory use on the same lot with and customarily incidental to any of the foregoing permitted uses. The term “accessory use” shall not include a boardinghouse or rooming house but shall include the renting of not more than two rooms to roomers, and shall not include a business but shall include: (a) Professional offi ce of a member of a

recognized profession. (b) Rooms for home occupations engaged


in by persons of the immediate family within their own dwelling, provided that no goods shall be publicly displayed on the premises.

(c) Private garage. (d) Residential swimming pool.

(11) Signs.

(2) Open-air motor vehicle parking lot for patrons, clients or employees of uses in the area and for residents of the area when authorized as a conditional use by the Planning Board.


A building may be erected or used and a lot may be used or occupied for any of the following purposes and no other: (1) Any use permitted in R-60 Residence Districts.


A building may be erected or used and a lot may be used or occupied for any of the following purposes and no other: (1) Any use permitted in R-35 Residence Districts. (2) Public and private nonprofi t schools or offi ce use by

a governmental agency.(3) Open-air motor vehicle parking lot for patrons, clients

or employees of uses in the surrounding area and for residents of the adjacent area.

PO Professional Offi ce Districts are designed to provide for limited offi ce uses in designated portions of residence districts in the city, which, by virtue of their location with regard to existing governmental, public-service, hospital and commercial uses, provide a logical transition in land use. There shall be two classes of PO Professional Offi ce Districts: PO-1 and PO-2, in which the regulations of this article shall apply.

3.2.7 PO-1 Professional Offi ce Overlay District

A building may be erected, altered or used and a lot may

R-35

R-15

PO-1


be used or occupied for any of the following purposes and no other: (1) Any use permitted in the residence district of which

the PO-1 Professional Offi ce District is a part. (2) Professional offi ces or professional offi ce building for

one or more of the following professions: physician, dentist, surgeon, optician or other licensed practitioner of the healing arts for humans; offi ces of an attorney, accountant, architect or engineer.

(3) Offi ces for a profession not listed above, when authorized as a conditional use by the Planning Board.

(4) Mixed-use structures containing a combination of permitted uses as set forth in Subsections A(1) through A(3) above, provided that in a mixed-use structure used in part for residential purposes, a maximum of one single-family dwelling unit shall be permitted as a conditional use by the Planning Board.

3.2.8 PO-2 Professional Offi ce Overlay District

A building may be erected, altered or used and a lot may be used or occupied for any of the following purposes and no other: A. Any use permitted in the residence district of which

the PO-2 Professional Offi ce District is a part. B. Professional offi ces or offi ce building for any of the

professions permitted in PO-1 Professional Offi ce District.

C. Professional offi ce building or offi ces for administrative, executive or professional organizations or persons, including the offi ces of professions not listed in § 202-47A(2) above, and offi ces of an insurance broker, real estate broker or manufacturer’s representative; administrative and clerical operations of governmental, industrial or commercial organizations; any combination of specifi ed offi ces.

Special use regulations. All professional offi ces and offi ce buildings shall be subject to the following special use regulations: A. Offi ces or offi ce buildings shall be architecturally in

PO-2


keeping with the residential character of the area in which located and shall not include storefronts, store windows or any other feature normally associated with retail activities on the premises.

B. No inventories of merchandise shall be maintained. Samples for display purposes may be maintained in offi ces in the PO-2 Professional Offi ce Districts, provided that they are not visible from the exterior.

C. Parking spaces shall be provided in accordance with the requirements of § 202-74 hereof. Such parking areas shall be located to the rear of the required front yard and shall be appropriately landscaped and/or fenced for the benefi t of property owners adjoining and directly opposite therefrom.

D. Signs. Signs shall be permitted as accessory uses pursuant to Article XV.

E. All applications for a permit for an offi ce building on original construction or on conversion in any PO-1 or PO-2 Professional Offi ce District shall be subject to site plan review by the Planning Board.

Area and height regulations. All uses in PO-1 and PO-2 Professional Offi ce Districts shall comply with the yard, area and height regulations of the residence district of which the respective offi ce district is a part.

3.2.9 Historic Preservation Overlay District

The purposes of this article are to: A. Promote the general welfare by preserving the

heritage of the City of Woodbury through the protection of certain neighborhoods and site elements which exemplify its social, cultural, political, economic and architectural history.

B. Stabilize neighborhood communities and property values.

C. Create civic pride. D. Promote the use of historic sites for the education,

welfare and pleasure of all citizens of the city. E. Afford the City government, qualifi ed organizations,

historical societies and interested persons the

HPO


opportunity to acquire and arrange for the protection of historic sites.

F. Ensure that all replacement or new structures, or modifi cations to structures and sites, will harmonize in scale and spirit with the existing district environment.

Scope. Unless a proposed action to erect, alter, restore, move or demolish any portion of any building or structure visible from a public street is clearly outside the spirit and intent of the purposes of this article, it shall be approved by the Planning Board. Further, ordinary repairs are excluded from the provisions of this article so long as they do not affect the exterior features of any building or structure, as viewed from a public street, in a manner inconsistent with the purposes of this article. Interior arrangements are not to be considered. Editor’s Note: Former § 152-93, Historic Preservation District Advisory Committee, and former § 152-94, Function of Advisory Committee, were repealed 7-25-1989 by Ord. No. 1593-89. See now Ch. 25, Historic Preservation Commission.

Certifi cate of appropriateness. A. No exterior feature, as defi ned above, of any building

or other structure shall be erected, altered, restored, moved or demolished within the Historic Preservation District until after a certifi cate of appropriateness has been issued by the Planning Board. In those cases where a building permit is required, no such permit shall be issued until a certifi cate of appropriateness has been issued by the Planning Board.

B. Application for a certifi cate of appropriateness to construct, alter, repair, move or demolish any structure within the Historic Preservation District shall be made to the city’s Construction Code Offi cial who shall forward such application to the Historic Preservation Commission and to the Woodbury Planning Board. The Historic Preservation Commission shall provide recommendations to the Planning Board within 30 days of the application fi ling date.

C. When applications for certifi cates of appropriateness which involve solely minor exterior alterations or replacements, as defi ned, are reviewed and


approved without condition by a quorum of at least three members of the Historic Preservation Commission, the Construction Code Offi cial shall issue a permit for such minor exterior alterations or replacements prior to Planning Board approval. The Planning Board shall memorialize the approval of such application at its next regularly scheduled meeting. In the event that such approval is not granted, the applicant shall have the right of appeal to the Planning Board at its next regularly scheduled meeting.

Historic sites. The Planning Board shall ensure that alterations, restorations, additions and demolitions to the historic sites outside the Historic Preservation District, as adopted, shall be made in a manner consistent with the purposes and procedures of this article; provided, further, that such changes shall be made in the scale and spirit of the environment of the historic site.

Adjacent properties. It is further the intent of this article that the Planning Board shall, in its review of plans for new construction, alterations, restoration or demolition of properties within 200 feet of any Historic Preservation District boundary or any historic site boundary, ensure that such actions are consistent with the purposes of this article. However, such additional requirements shall only be considered in general terms and judged with leniency, so long as such action will not detract from the character of the Historic Preservation District or historic site. Such actions shall not be contingent upon the issuance of a certifi cate of appropriateness. The Planning Board may also refer to the Historic Preservation Commission for review and recommendation any site or development plans for premises which are near enough to a Historic Preservation District or historic site to have an effect thereon.

Permitted uses. The uses permitted in the underlying zoning district are permitted in the Historic Preservation District.


Changes in District boundaries; historic site recommendations.

A. The Historic Preservation Commission shall from time to time prepare a recommended boundary of the Historic Preservation District and a list of proposed historic sites outside the District. It shall transmit said boundaries and list to the Planning Board. The Planning Board shall review the recommended Historic Preservation District boundary and proposed historic sites for consistency with the City Master Plan. The Planning Board thereafter shall consider such recommended districts and sites and where it deems appropriate recommend the same for inclusion as Historic Preservation Districts or historic sites to the Mayor and City Council.

B. The City Council may then take appropriate action to include the Historic Preservation District as a part of the City of Woodbury Zoning Map and prescribe the boundaries thereof. There shall also be prepared a register of historic sites which shall become a part of the Master Plan.


Figure 3.3: Study Area Land Use Map


3.3 Existing Land Use

Along the Broad Street Corridor, two land uses dominate the landscape: commercial and institutional. Retail and offi ce uses are the primary occupants of the narrow, older buildings and former homes that line Broad. While North Broad commercial uses tend to be in stand-alone or single-use buildings, South Broad Street properties are more likely to have a mix of uses, either retail or offi ce along the ground fl oor and residential or offi ce above in attached buildings.

Punctuating the commercial corridor in several locations are a series of larger institutions, including medical, educational, and governmental buildings, new and old. Gloucester County offi ces and courts represent a signifi cant percentage of the government uses present in the study area. Underwood-Memorial Hospital is the major institutional anchor that has greatly infl uenced the nature and amount of retail and offi ce development in the vicinity of Red Bank Avenue.

Off the Corridor, several residential neighborhoods are adjacent to the Business District, some seeing a conversion to professional offi ce space. Residential areas contain a mix of single-family homes and multi-family residences. Most of the multi-family residences in the study area are as a result of conversions from single-family homes; this is especially apparent with the remaining residential uses that front North Broad Street, but is also seen on the east and west edges of South Broad Street.

Land Use # of Parcels % of Total

Burial Ground 2 0.2%

Commercial Office 102 9.3%

Commercial Retail 92 8.4%

Mixed Use: Office-Residential 4 0.4%

Mixed Use: Retail-Office 9 0.8%

Mixed Use: Retail-Office-Residential 2 0.2%

Mixed Use: Retail-Residential 29 2.6%

Multi-Family Residential 107 9.8%

Single-Family Residential 453 41.3%

Government 28 2.6%

Industrial 7 0.6%

Institutional Religious 14 1.3%

Institutional Secular 17 1 6%Institutional Secular 17 1.6%

Garage 5 0.5%

Parking Lot 116 10.6%

Side Yard 24 2.2%

Park/Playground 19 1.7%

Right-of-Way & Utilities 5 0.5%

Vacant Open Space 60 5.5%

Unknown 1 0.1%

Total 1096 100.0%

Figure 3.4: Existing Land Use Table

Figure 3.5: Typical Retail along North Broad

Figure 3.6: Typical Retail along South Broad

Figure 3.7: Converted Residential into Offi ce


Figure 3.8: Study Area Vacancy Map


3.4 Property Vacancy

According to the fi eld survey conducted, 60 buildings were found to be vacant and an additional seven were partially vacant. These vacancies represent nearly 10% of the 696 buildings in the Study Area. Along Broad Street, vacant retail fronts are distributed along the corridor. While some are long-time vacancies, such as the Green Block building, others are more recent, including the Goodwill building and the car dealership across from the Rite Aid.

A handful of new businesses have opened within the last year in previously vacant storefronts (a dollar store, pizza shop, and jewelry store to name a few), however, other retail vacancies seem to appear weekly to take their places. In some cases, signage remains to advertise businesses that are long gone.

Activity above the ground level along the corridor is diffi cult to determine. Some of the “partially” vacant properties are classifi ed so because while the retail space may be vacant, an upper story is occupied either by a professional offi ce or residential unit. The opposite also may be true; an occupied retail space may share a building with vacant upper fl oors.

Despite vacancy within the commercial district, vacancy in the residential districts is very low. Many of the vacancies that do exist are homes that are currently for sale or rent. At the time of the parcel survey, 28 homes were marked “for sale” with realtor signage.

Occupancy # of Parcels % of Total

Occupied 963 87.9%

Vacant Lot 66 6.0%

Vacant Building 60 5.5%

Partially Vacant Building 7 0.6%

Total 1096 100.0%

Figure 3.9: Existing Property Vacancy Table

Figure 3.10: Vacant GG Green Block Building

Figure 3.11: Recently Vacant Goodwill Building

Figure 3.12: Vacant Home on East Barber


Figure 3.13: Study Area Building Heights Map


3.5 Building Heights

Throughout the residential areas surrounding the Broad Street corridor, building heights are fairly consistent. Homes in the residential neighborhoods along the northern portion of the corridor average around one and half stories. In the southern end of the Study Area, where the structures are generally older than the northern end, a majority of the homes are two stories in height, often with an additional half-story of an attic or small bedroom.

Along the length of Broad Street, building heights range dramatically from one-story to fi ve stories at the hospital. Heights along the southern end of the corridor are unpredictable from building to building; low, one-story buildings are nested between two and three-story buildings. Buildings over three stories are more likely to be the government and non-profi t owned structures that dominate the center of the Broad Street Corridor. While buildings such as the hospital are taller than surrounding properties, the height allows for more development on a smaller parcel, creating a more effi cient use of land along the corridor.

BuildingHeight # of Parcels % of Total

0 (stories) 230 21.0%

1 95 8.7%

1.5 130 11.9%

2 205 18.7%

2.5 376 34.3%

3 58 5.3%

4 1 0.1%

5 1 0.1%

Total 1096 100.0%Figure 3.14: Existing Building Height Table

Figure 3.15: One-Story Buildings along Broad

Figure 3.16: Three Story Buildings along Broad

Figure 3.17: Five+ Stories at the Hospital


Figure 3.18: Study Area Property Condition Map


3.6 Property Conditions

Determining property condition is an extremely subjective task. For this study, only the buildings were evaluated, as a result, vacant properties will have no condition reported. Visual inspections in the Study Area were done of the building exterior only. The following criteria were established to determine condition:

Good: Properties in “good” condition are those structures that require little or no cosmetic work, are well-maintained, and have no exterior evidence of structural damage.

Fair: Buildings in “fair” condition were found to have more than one cosmetic defi ciency, such as chipped or peeling paint, crumbling masonry, missing or damaged roof shingles, These buildings may also have evidence of minor structural issues such as a sagging porch roof, aging window sashes and frames, or water damage. Structures deemed in “fair” condition are likely easily renovated or rehabilitated without major structural work required.

Poor: Structures in “poor” condition were found to be generally vacant, dilapidated, and with major structural damage evident from an exterior survey. Buildings in “poor” condition would require major rehabilitation and are likely uninhabitable in their present state.

With the exception of a small percentage of buildings found to be in “poor” condition, the majority of properties are considered to be in “fair” or “good” condition. Examples of buildings in poor condition are the GG Green Block Building and adjacent structures.

Condition # of Parcels % of Total

Good 696 63.5%

Fair 161 14.7%

Poor 13 1.2%

Unbuilt 228 20.8%

Total 1096 100.0%Figure 3.19: Existing Property Condition Table

Figure 3.20: Building in “Good” Condition

Figure 3.21: Building in “Fair” Condition

Figure 3.22: Building in “Poor” Condition


Figure 3.23: Study Area Ratable Property Map


3.7 Property Ownership

A review of the current ownership of the Study Area parcels reveals that 68.4% of the owner addresses are within the Woodbury limits. Owner addresses outside of Woodbury, but within the state of New Jersey, represent 23.6% of the parcels. Only 7.9% of properties list an owner address outside of New Jersey. These parcels are primarily located along Broad Street.

Between Government and Non-Profi t ownership, much of the acreage between Delaware/Cooper Street and Red Bank Avenue is non-ratable. While non-ratable properties only represent 13.4% of the total number of parcels in the Study Area, they consume 25.1% of the overall acreage. This creates potential for a more signifi cant impact with regard to the City’s ability to provide needed services. Comparatively, privately-owned, ratable parcels along Broad Street are more likely to be narrow, smaller parcels with diverse ownership.

Ownership Address # of Parcels % of Total

Woodbury, NJ 750 68.4%

Other NJ 259 23.6%

Outside NJ 87 7.9%

Total 1096 100.0%

Taxable Property # of Parcels % of Total Acreage % of Total

Ratable 949 86.6% 196.0 ac 74.9%

Non-Ratable 147 13.4% 65.6 ac 25.1%

Total 1096 100.0% 261.6 ac 100.0%

Figure 3.24: Existing Ownership Table

Figure 3.25: Existing Ratable Property Table

Figure 3.26: Non-Taxable Township-Owned Property

Figure 3.27: Non-Taxable Hospital Property

Figure 3.28: Non-Taxable Institutional Property


4.0 STUDY AREA FINDINGS

The data and observations collected from the study area contribute to determining the need for rehabilitation or redevelopment. Rehabilitation and redevelopment each have a set of criteria to guide their determination, established in the New Jersey Local Redevelopment and Housing Law. The primary difference between the two is the powers of redevelopment that are afforded to each determination. Rehabilitation carries all of the same powers as redevelopment with the exception of eminent domain. Additionally, while rehabilitation requires both designation and a plan, it does not require a formal investigation or public hearing to be conducted to establish the designation. A governing body need only adopt a resolution to establish an area in need of rehabilitation.

4.1 Statutory Criteria

40A:12A-14. Conditions for determination of need for rehabilitation

“A delineated area may be determined to be in need of rehabilitation if the governing body of the municipality determines by resolution that there exist in that area conditions such that (1) a signifi cant portion of structures therein are in a deteriorated or substandard condition, (2) there is a continuing pattern of vacancy, abandonment or under utilization of properties in the area, with a


persistent arrearage of property tax payments thereon, and (3) a program of rehabilitation, as defi ned in section 3 of P.L. 1992, c.79 (C.40A:12A-3), may be expected to prevent further deterioration and promote the overall development of the community. Where warranted by consideration of the overall conditions and requirements of the community, a fi nding of need for rehabilitation may extend to the entire area of a municipality.”

40A:12A-5 Determination of need for redevelopment

“A delineated area may be determined to be in need of redevelopment if, after investigation, notice and hearing as provided in section 6 of P.L.1992, c.79 (C.40A:12A-6), the governing body of the municipality by resolution concludes that within the delineated area any of the following conditions is found:

a. The generality of buildings are substandard, unsafe, unsanitary, dilapidated, or obsolescent, or possess any of such characteristics, or are so lacking in light, air, or space, as to be conducive to unwholesome living or working conditions.

b. The discontinuance of the use of buildings previously used for commercial, manufacturing, or industrial purposes; the abandonment of such buildings; or the same being allowed to fall into so great a state of disrepair as to be untenantable.

c. Land that is owned by the municipality, the county, a local housing authority, redevelopment agency or redevelopment entity, or unimproved vacant land that has remained so for a period of ten years prior to adoption of the resolution, and that by reason of its location, remoteness, lack of means of access to developed sections or portions of the municipality, or topography, or nature of the soil, is not likely to be developed through the instrumentality of private capital.

d. Areas with buildings or improvements which, by reason of dilapidation, obsolescence, overcrowding, faulty arrangement or design, lack of ventilation, light and


sanitary facilities, excessive land coverage, deleterious land use or obsolete layout, or any combination of these or other factors, are detrimental to the safety, health, morals, or welfare of the community.

e. A growing lack or total lack of proper utilization of areas caused by the condition of the title, diverse ownership of the real property therein or other conditions, resulting in a stagnant or not fully productive condition of land potentially useful and valuable for contributing to and serving the public health, safety and welfare.

f. Areas, in excess of fi ve contiguous acres, whereon buildings or improvements have been destroyed, consumed by fi re, demolished or altered by the action of storm, fi re, cyclone, tornado, earthquake or other casualty in such a way that the aggregate assessed value of the area has been materially depreciated.

g. In any municipality in which an enterprise zone has been designated pursuant to the “New Jersey Urban Enterprise Zones Act,” P.L.1983, c.303 (C.52:27H-60 et seq.) the execution of the actions prescribed in that act for the adoption by the municipality and approval by the New Jersey Urban Enterprise Zone Authority of the zone development plan for the area of the enterprise zone shall be considered suffi cient for the determination that the area is in need of redevelopment pursuant to sections 5 and 6 of P.L.1992, c.79 (C.40A:12A-5 and 40A:12A-6) for the purpose of granting tax exemptions within the enterprise zone district pursuant to the provisions of P.L.1991, c.431 (C.40A:20-1 et seq.) or the adoption of a tax abatement and exemption ordinance pursuant to the provisions of P.L.1991, c.441 (C.40A:21-1 et seq.). The municipality shall not utilize any other redevelopment powers within the urban enterprise zone unless the municipal governing body and planning board have also taken the actions and fulfi lled the requirements prescribed in P.L.1992, c.79 (C.40A:12A-1 et al.) for determining that the area is in need of redevelopment or an area in need of rehabilitation and the municipal governing body has adopted a redevelopment plan ordinance including the area of the enterprise zone.


Figure 4.1: Redevelopment Criteria Map

178


h. The designation of the delineated area is consistent with smart growth planning principles adopted pursuant to law or regulation.”

4.2 Findings

Upon survey and review, fi ve redevelopment criteria have been found applicable to blocks within the Study Area. While some of the more residential areas adjacent to Broad Street would also meet the criteria for an area in need of rehabilitation, more stringent redevelopment criteria were found to apply to the entire Study Area. Given its role as a commercial corridor, redevelopment designation will strengthen the City’s ability to revitalize Broad Street. Each redevelopment criterion is presented below with examples within the study area and the specifi c blocks and lots that meet the criteria. According to the NJ Municipal Land Use Law, not every parcel within a block needs to meet the criteria.

4.2.1 Vacant Commercial or Industrial Properties

b. The discontinuance of the use of buildings previously used for commercial, manufacturing, or industrial purposes; the abandonment of such buildings; or the same being allowed to fall into so great a state of disrepair as to be untenantable.

There are three prominent examples within the Study Area of former commercial or industrial buildings whose condition is such that rehabilitation is cost prohibitive in the marketplace for a new, desired use in the City of Woodbury. These sites represent great potential for redevelopment that would not happen without the support of an area in need designation. These blocks and lots include:

Tartan Textiles SiteBlock 61 Lots 1-6A former commercial laundry facility, this roughly 1.2 acre site sits at the southern end of the Study Area along Salem Ave at a critical gateway to the City of Woodbury. Last operational in 2005, the facility has sat vacant and unmaintained surrounded by residential homes and

Figure 4.2: Tartan Textiles Site

Figure 4.3: Electric Motor Repair Site


a community theater. Considering its former use as a commercial laundry, redevelopment may include an unknown amount of environmental cleanup due to the potentially harsh chemicals that were in use.

Electric Motor Repair SiteBlock 108 Lot 7Located off of Allens Lane, a right-of-way not quite wide enough to be a street, this former “Electric Motor Repair” building now sits vacant adjacent to a City-owned active-recreation park. Mid-block location, lack of access, and an aging building make this site an unlikely location for market-driven redevelopment.

GG Green Block BuildingBlock 113 Lots 1 & 15The GG Green Block Building, at one time home to an opera house and later a movie theater, was once an anchor for a thriving, lively Broad Street. Vacant since 2001, the building is rapidly deteriorating. Multiple developers have attempted to redevelop the building into retail and professional offi ce space but found, even with funding assistance, that renovations to make the building inhabitable were cost prohibitive. Adjacent buildings on the block are also now vacant, adding to the visual impression of blight along Broad Street. As the block further degrades, it will become more and more diffi cult to attract a developer with the means to appropriately redevelop these structures.

4.2.2 Publicly Owned Land

c. Land that is owned by the municipality, the county, a local housing authority, redevelopment agency or redevelopment entity, or unimproved vacant land that has remained so for a period of ten years prior to adoption of the resolution, and that by reason of its location, remoteness, lack of means of access to developed sections or portions of the municipality, or topography, or nature of the soil, is not likely to be developed through the instrumentality of private capital.

Figure 4.4: Vacant GG Green Block Building

Figure 4.5: Publicly-Owned Waterfront Parcels


Waterfront ParcelsBlock 121 Lots 7, 7.01, 6.01, 10.02, & 10.03Block 122 Lots 1, 3.05, 3.06, & 7.04Block 83 Lots 27 & 27.04Woodbury’s network of lakes and streams provide a beautiful and recreational amenity for the City. The place where this network intersects Broad Street creates a threshold that visually and physically separates the northern and southern ends of the corridor. On the west side of Broad Street, the Hospital and Woodbury High School fl ank the tidal creek. On the east side, commercial strip development and the Woodbury Police Department surround the water. The land immediately surrounding the water on the east side is owned by the City of Woodbury. While these parcels are registered with the NJ Green Acres program their use as shopping center access and the police headquarters does not presently refl ect the spirit or intention of the program’s designation. Redevelopment planning would give the City an opportunity to determine the best use for this valuable land.

4.2.3 Obsolete Layout or Design

d. Areas with buildings or improvements which, by reason of dilapidation, obsolescence, overcrowding, faulty arrangement or design, lack of ventilation, light and sanitary facilities, excessive land coverage, deleterious land use or obsolete layout, or any combination of these or other factors, are detrimental to the safety, health, morals, or welfare of the community.

Since the time that many of the streets and buildings along Broad Street were built, conventions for the width and depth of retail, professional offi ce, and residential uses have changed considerably. Gone are the days when shops had small front showrooms with larger stock rooms in the back or on upper fl oors; or the time when one family lived above a store. Modern Main Streets retain the scale and pedestrian environment of the traditional shopping district, but also introduce buildings with multiple storefronts, with a depth to accommodate fl ats or offi ces above. Site and building design must also now take into account zoning and building

Figure 4.6: Figure-Ground Diagram of South Broad

Blocks:Long, thin blocks betwen the Rail and Broad

Blocks with Public Parking: The bulk of parking is located on only one side

Blocks with Public Parking and Narrow Lots:Showing lots narrower than 50’ wide

SOUTH BROAD

SOUTH BROAD

SOUTH BROAD


codes that have developed signifi cantly since the time that many of the structures along Broad were constructed.

Blocks 113, 114, 117, 118, 119, 120, 123, 125, 126, 127, & 129 Lots AllThe blocks along the East side of Broad Street were likely designed in response to the rail line that fed the City. As a result, the blocks are oriented to accommodate the rail or movement between the two corridors instead of creating a business district along Broad. This has created, in some places, long, thin blocks that terminate at Broad, and in other places long triangular blocks that are wedged between Broad and the tracks. The triangular blocks along the northern part of the corridor effectively put the squeeze on residential properties between the backside of commercial parcels and the tracks, all but isolating them from adjacent neighborhoods. The long, thin blocks are left with little room to accommodate rear-yard parking, and a number of long, thin parcels that are as narrow as 25 feet in width, i.e. the deep narrow buildings don’t match up with contemporary needs. In addition to the parking issue, the long thin lots pose a problem for adaptive reuse with a 21st century purpose. Broad Street is especially treacherous to cross as a pedestrian, so the potential surplus of parking behind the businesses at the southern end of Broad on the west side isn’t as desirable for patrons of stores on the east side. This is evidenced by the unusually large sign that was recently hung on the Dollar Sea store directing their customers to the free parking garage on Cooper Street.

Blocks 86, 87, 89, 90, 90.01, 91, 91.01, 91.02, 178 & 179 Including Lots within 200’ from Broad StreetThe northern end of Broad Street has seen a shift over time from residential properties lining the corridor to commercial. Many of these businesses have become neighborhood institutions such as the Hardware Store and the Colonial Diner. Others are more regional attractions, especially the medical offi ces that have grown in response to their adjacency to the hospital. In some areas, commercial uses have started to push into the residential side streets to accommodate business growth and onsite parking. This push has resulted in little to no defi nition or buffer between

Figure 4.7: Residential Property Adjacent to Rail

Figure 4.8: Rear-Yard Parking Adjacent to Homes


the residential neighborhood and the businesses along Broad. Lacking rear-yard access from a common ally, the expansion of commercial uses along this stretch has also meant an increase in curb cuts for access to onsite parking. Some blocks have parking lot access every 30-50’ along a bustling regional highway. A redevelopment plan for this part of the Study Area can help to retain and conserve a healthy residential neighborhood and allow room for the commercial businesses along Broad to grow and thrive.

Blocks 58, 59, 64, & 74 Lots AllFour blocks at the southern end of Broad have similar issues to those at the northern end. Blocks 64 and 74 have commercial uses on the narrow “ends” of the block that are nestled up to the edge of residential properties along High, West, and West Barber Streets. This includes a recently vacated car dealership that stretches nearly 350 feet along West Barber Street and a partial-year business, Rita’s Water Ice, with front yard parking along Broad Street. Farther south, along Salem Avenue, triangular properties that front the street have very little onsite space to provide for parking.

Block 83 Lots 16.01, 17-21, 22.03, 22-25, 25.01, 25.04, 26, 26.01, 27.05, & 28This block between Hunter Street and the creek on the west side of Broad is another stretch that is transitioning from residential to commercial uses. A mix of repurposed large homes and newer commercial buildings sit among the remaining residential properties. Each commercial business is forced to accommodate parking on their site individually, turning many of the primary entrances to the backs of the buildings. This act removes activity from the street and creates a blank wall along this section of the corridor increasing the perception of the visual and physical separation between the northern and southern section of Broad Street.

4.2.4 Lack of Proper Utilization

e. A growing lack or total lack of proper utilization of areas caused by the condition of the title, diverse ownership of the real property therein or

Figure 4.9: Private Rear Yard Parking and Discontinued Front Entrance

Figure 4.10: Underutilized Carpenter Street School Site


other conditions, resulting in a stagnant or not fully productive condition of land potentially useful and valuable for contributing to and serving the public health, safety and welfare.

Underutilized InstitutionsBlock 142 Lot 9Block 108 Lot AllAs educational missions have shifted over time, two Woodbury learning institutions have left large footprints to fi ll. The former Carpenter Street School has been repurposed as the Woodbury Child Development Center, a non-profi t early education and before and after school are program. This location serves over 160 children from the ages of 4 months to 12 years. The building is currently at capacity and the Center could use additional space to grow their programs. Although the building is fully utilized during the day and the site is only a short block off of Broad Street, adjacent vacant lots and the public recreation space on Allens Lane give the feeling that this area is under-populated and unsafe.

Along Cooper Street, the closed St. Patrick’s Catholic Elementary School is advertising offi ce space for lease. The site is situated between the lake and the rail tracks along Cooper Street and has the potential to be a strong gateway to the Woodbury Business District. Aside from leasing classroom space as professional offi ces, the Church presently does not have plans or means to alter the site or the building. Inclusion in a redevelopment plan creates the opportunity to redevelop the building and its site in a way that benefi ts the church and the City.

Blocks along BroadBlocks 68, 75, 76, 77, 78, 106, & 107 Lots AllBlock 121 Lots 4, 5, 6, 6.02In order to create a viable, walkable commercial district, it is important to have consistent activity along the street as well as the critical mass above street-level to support activity. These blocks are drastically underutilized in both aspects. One-story retail spaces, or those with vacant upper stories lack the offi ce or residential tenants that are needed to support neighborhood commercial districts. Parcels with

Figure 4.11: Underutilized St. Patrick’s School Site

Figure 4.12: One-Story Retail Spaces along Broad

Figure 4.13: Low-Density Commercial Development


parking lots abutting Broad Street, or signifi cant setbacks, create gaps in the street wall that discourage movement along the street, from one shop to the next.

Underutilized CommercialBlocks 122 Lots 2, 3, 3.01, 3.02, 3.04, 3.07, 5, 6, 7, 7.01, 7.02, 7.03, 8, 11, 11.01, 11.02Across the street from one of the most developed areas of the corridor, Underwood-Memorial Hospital, lies some of the most underutilized parcels in the Study Area. Between the traffi c created by the hospital, the bus stop at Red Bank Avenue, and one of the most signifi cant intersections along Broad, it is remarkable that this block has taken on all auto-oriented retail businesses. The NJ Transit bus stop links north-south buses coming from Philadelphia via Camden to those traveling cross-county and beyond to Deptford, Cherry Hill, and Pennsville. Anecdotal evidence suggests that the large parking lot between the McDonalds and CVS is used as an unoffi cial park and ride for bus commuters to Philadelphia. As a starting and transfer point, as well as a destination, this area has the potential to accommodate intensive mixed-use development. However, a diverse ownership of parcels facing the corridor, as well as the largest parcel, the CVS strip mall, having no frontage on Broad Street, have likely prevented more intensive redevelopment.

4.2.5 Consistent with Smart Growth Planning Principles

h. The designation of the delineated area is consistent with smart growth planning principles adopted pursuant to law or regulation.

Block All Lot AllThis principle effectively applies to the entire Study Area. One of the principles of Smart Growth planning is to direct development towards existing communities. This idea is reinforced by New Jersey’s fi rst State Plan Goal. In order to reduce sprawl and revitalize urban areas, growth should be directed to the small towns and cities that already have the infrastructure to accommodate development.


Figure 4.14: Redevelopment Criteria Map with adjusted Study Area


In order to ensure that redevelopment does not increase the traffi c and congestion along Route 45, Smart Growth principles suggest that a mix of uses are programmed to reduce vehicle trips, that the community is walkable, and that a variety of transportation options are available. The concept of Smart Growth planning also means that the community should be involved in creating a vision and standards for redevelopment.

4.2.6 Criteria Unmet within the Study Area

Blocks 145 Lots AllBlocks 121 Lots 1, 2, 3, 8, 9, 10, 10.01, 10.04, 10.05, 10.06, 11, 12, 12.01, 13, 14, 15, 16, 17, 18, 19, 20, 21, 21.01, 22, 23, & 25Blocks 90, 90.01, 91, 91.01, 91.02, 178, 179 Lots more than 200’ off of Broad Street

Following the analysis phase, several parts of the Study Area were removed from the potential redevelopment area. These areas were considered to be healthy parts of the City that do not necessarily require the tools that redevelopment offers. One such block is the eastern side of Euclid Street. This block has seen many successful adaptive reuse renovations to turn historic homes into well-maintained professional offi ce buildings. Adjacent to this block is the recently constructed Gloucester County Court Complex and new parking garage currently under construction. These buildings are relatively new, and the County will continue to grow the Complex on this site, as a result, it was removed from the Study Area. Portions of the blocks on the west side of North Broad Street, north of Chestnut Street, which are set back more than 200 feet from Broad Street, were also removed from the redevelopment area. They appear to be in a condition where Zoning Regulations should be reviewed to ensure the continued viability of the area.


4.3 Conclusion

This Study Area has been found to be in need of redevelopment, meeting at least fi ve of the eight criteria. A parcel survey and analysis revealed prominent vacant properties, obsolete block and property confi gurations, signifi cantly underutilized properties that include publicly owned land, and an opportunity to utilize Smart Growth planning principles to accommodate new development for the growth of Woodbury.

New Jersey’s Redevelopment Statute does not require that each individual parcel within a Redevelopment Area fi t the criteria; in fact there are properties throughout the Study Area that are in good condition and contribute to Woodbury’s position as a community of choice in Gloucester County. Creating a Redevelopment Plan will help to reinforce the strong residential neighborhoods and improve their value through the creation of a strong, walkable, lively, and viable commercial district.

It is the recommendation of this investigation that this reduced Study Area be designated by the City Council of Woodbury as an area in need of redevelopment.


APPENDIX: LIST OF PROPERTY OWNERS*

Occupancy: OVLVCPVC

Use: SFR Single-Family Residential PP Park/PlaygroundGround Floor MFR Multi-Family Residential SY Side Yard

[GF_USE] CR Commercial Retail PL Parking LotUpper Floor CO Commercial Office ROW Right of Way

[UF_USE] IR Institutional Religious OS Vacant Open SpaceIS Institutional SecularI IndustrialG Garage

Building Height:

Condition: G

F

P

Fair: Buildings require maintenance or repairs that are cosmetic in nature, e.g. paint, broken windows, clean up, etc. Vacant buildings (which generally need more repairs, in addition to missing windows, doors, and utilities) still appear to be structurally sound.

Poor: These buildings are clearly substandard or deteriorated.They require repairs, reconstruction, or replacement at considerable effort. If occupied, structures must be rehabilitated at significant expense. Other properties in this category include, vacant, boarded up, and vandalized buildings.

Approx. # of Stories

OccupiedVacant LotVacant BuildingPartially Vacant Building

Good: The building appears to be structurally sound and does not require repairs.

* data available as of 04-01-08


BLOCK - LOT OWNER STREET CITY_STATE OCCUPANCY GROUND FLOOR USE

UPPER FLOOR USE HEIGHT CONDITION

106-1 327 SOUTH BROAD STREET LLC 330 CHANTICLEER CHERRY HILL, NJ 08003 VC CR 1.0 G

106-10 BETHEL A M E CHURCH OF WOODBURY 32 COURTLAND STREET WOODBURY, N J 08096 VL VOS 0.0 OS



106-12.01 BETHEL A M E CHURCH OF WOODBURY 32 COURTLAND STREET WOODBURY, N J 08096 VL VOS 0.0 OS

106-13 BETHEL A M E CHURCH OF WOODBURY 32 COURTLAND STREET WOODBURY, NJ 08096 VL VOS 0.0 OS

106-14 BETHEL A M E CHURCH OF WOODBURY 32 COURTLAND STREET WOODBURY, NJ 08096 O SFR 2.0 G

106-15 BETHEL A M E CHURCH OF WOODBURY 32 COURTLAND STREET WOODBURY, NJ 08096 O SFR 2.0 G

106-16 AYALA, PRISCILA 10 CARPENTER ST WOODBURY, NJ 08096 O SFR 2.0 G

106-17 HILL, SYLVIA BLAKE & JOHN 1409 GLASSBORO RD WENONAH, N J 08090 O SFR 2.0 G

106-18 ROBINSON, TYRONE, TONI & TYREEK 16 CARPENTER STREET WOODBURY, NJ 08096 O SFR 2.0 G

106-19 ROBINSON, TYRONE, TONI & TYREEK 16 CARPENTER STREET WOODBURY, NJ 08096 O SY 0.0 OS

106-2 PENNZOIL PRODUCTS CO PO BOX 2967 HOUSTON, TX 77252 O CR 1.5 G

106-20 PEZELCO INC PO BOX 754 CHERRY HILL, NJ 08003 VL VOS 0.0 OS



106-23 HOLMES-SETTLES, LORRAINE 224 PANORAMA DRIVE OXON HILL, MD 20745 O SFR 2.0 G

106-24 BAGHERPOUR, FARHAD & LISA 216 TALL PINES DR SEWELL, NJ 08080 O SFR 2.0 G

106-3 PENNZOIL PRODUCTS CO PO BOX 2967 HOUSTON, TX 77252 O CR 1.5 G

106-4 PENNZOIL PRODUCTS CO PO BOX 2967 HOUSTON, TX 77252 O PL 0.0 OS

106-4.01 PENNZOIL PRODUCTS CO PO BOX 2967 HOUSTON, TX 77252 O PL 0.0 OS

106-5 HILL, SYLVIA BLAKE & JOHN 1409 GLASSBORO RD WENONAH, N J 08090 O MFR 2.0 G





107-1 FIRST STATES INVESTORS BRANCH ONE L 610 OLD YORK RD STE 300 JENKINTOWN, PA 19046 O PP 0.0 OS

107-10 STORER COMMUNICATIONS OF GLOU CO 1500 MARKET ST TAX DEPT PHILADELPHIA, PA 19102 O CO 3.0 G


107-13 FIRST STATES INVESTORS BRANCH ONE L 610 OLD YORK RD STE 300 JENKINTOWN, PA 19046 VC PL 0.0 OS

107-13.01 FIRST STATES INVESTORS BRANCH ONE L 610 OLD YORK RD STE 300 JENKINTOWN, PA 19046 VC PL 0.0 OS




107-17 BETHEL A M E CHURCH 32 COURTLAND STREET WOODBURY, N J 08096 O IR 1.5 G



107-4 FIRST STATES INVESTORS BRANCH ONE L 610 OLD YORK RD STE 300 JENKINTOWN, PA 19046 VC CR 2.0 G

107-5 FIRST STATES INVESTORS BRANCH ONE L 610 OLD YORK RD STE 300 JENKINTOWN, PA 19046 VC CR 2.0 G

107-6 SOUTH BROAD STREET HOLDINGS LLC 251 SECOND ST, STE 306 LAKEWOOD, NJ 08701 O CR MFR 2.0 G

107-6.01 STORER COMMUNICATIONS OF GLOU CO 1500 MARKET ST TAX DEPT PHILADELPHIA, PA 19102 VL VOS 0.0 OS

107-7 WILGOSZ, ROBERT L 252 S BROAD ST WOODBURY, N J 08096 O MFR 2.0 F

107-8 WILGOSZ, ROBERT L 252 S BROAD ST WOODBURY, N J 08096 O CR 2.0 F


107-9.01 STORER COMMUNICATIONS OF GLOU CO 1500 MARKET ST TAX DEPT PHILADELPHIA, PA 19102 O CO 3.0 G

108-1 HARVEY, COREY A 29 EAST BARBER AVENUE WOODBURY, NJ 08096 O SFR 2.0 G

108-1.01 JOHNSON, DEBORAH L 123 WINSTEAD DR WESTAMPTON, NJ 08060 O SFR 2.0 G

108-1.02 BAPTISTE, EDNA E 25 E BARBER AVE WOODBURY, N J 08096 O SFR 2.0 G

108-1.03 PETROSE, ROCHELLE M 27 EAST BARBER AVENUE WOODBURY, NJ 08096 O SFR 2.0 G

108-10 HUGHES, ANNA & HUGHES MARTIN KIM 247 S BARBER AVE WOODBURY, N J 08096 O SFR 2.5 G

108-11 HUGHES, TYSON W 255 SOUTH BARBER AVENUE WOODBURY, NJ 08096 O SFR 1.0 G

108-12 GOULD, SEAN L 259 SOUTH BARBER AVENUE WOODBURY, NJ 08096 VC SFR 2.5 P

108-12.01 IVEY, LUKE 25 NELSON AVE WOODBURY, N J 08096 O SY 0.0 OS

108-13 IVEY, LUKE 25 NELSON AVE WOODBURY, N J 08096 O SFR 2.0 G

108-13.01 IVEY, LUKE 25 NELSON AVE WOODBURY, N J 08096 O SFR 2.0 G

108-14.01 BROWN, BERTHA E 273 SOUTH BARBER AVENUE WOODBURY, NJ 08096 O SFR 2.0 F

108-14.02 BROWN, BERTHA E 273 SOUTH BARBER AVENUE WOODBURY, NJ 08096 VL VOS 0.0 OS

108-14.03 RHODES, JOSEPH M 277 S BARBER AVE WOODBURY, N J 08096 VL VOS 0.0 OS

108-14.03 BROWN, ROBERT A & BERTHA E 273 S BARBER AVENUE WOODBURY, NJ 08096 VL VOS 0.0 OS

108-14.04 BROWN, ROBERT A & BERTHA E 273 S BARBER AVENUE WOODBURY, NJ 08096 VL VOS 0.0 OS






108-14.08 JOHNSON, MELINDA K 58 CARPENTER STREET WOODBURY, NJ 08096 O SFR 1.5 G

108-14.09 WALLACE, RONALD JR & DONIELLE M 62 CARPENTER STREET WOODBURY, NJ 08096 O SFR 1.5 G

108-14.10 WALLACE, RONALD JR & DONIELLE M 62 CARPENTER STREET WOODBURY, NJ 08096 O SFR 1.5 G

108-14.11 WALLACE, RONALD JR & DONIELLE M 62 CARPENTER STREET WOODBURY, NJ 08096 O SY 0.0 OS

108-14.12 WALLACE, RONALD JR & DONIELLE M 62 CARPENTER STREET WOODBURY, NJ 08096 O SY 0.0 OS

108-14.14 RHODES, JOSEPH M 277 S BARBER AVE WOODBURY, N J 08096 O SY 0.0 OS

108-15 RHODES, JOSEPH M 277 S BARBER AVE WOODBURY, N J 08096 O SFR 2.5 F

108-16 WOODBURY CHILD DEV CENTER, INC 9 CARPENTER ST WOODBURY, N J 08096 O IS 2.0 G

108-2 FAUCONNIERE, ROBERT & CAROLINE 31 E BARBER AVE WOODBURY, N J 08096 O SFR 2.5 F

108-3 HOLMES, ANTONY JOSEF 35 EAST BARBER AVE WOODBURY, NJ 08096 VC SFR 2.5 F

108-3.01 GLAUDEL, CHERYL 205 S BARBER AVE WOODBURY, N J 08096 O SFR 2.5 G

108-4 GLAUDEL, CHERYL 205 S BARBER AVE WOODBURY, N J 08096 O SFR 2.5 G

108-5 IVEY, LUKE K SR 25 NELSON AVENUE WOODBURY, NJ 08096 O SFR 2.0 G

108-5.01 IVEY, LUKE K SR 25 NELSON AVENUE WOODBURY, NJ 08096 O SFR 2.0 G

108-6 IVEY, LUKE 25 NELSON AVE WOODBURY, NJ 08096 O SFR 1.0 G

108-7 IVEY, LUKE 25 NELSON AVE WOODBURY, NJ 08096 VC CR 1.0 P

108-7.01 RHODES, M & RHODES, J & RHODES, E 221 S BARBER AVE WOODBURY, NJ 08096 O MFR 2.5 G

108-8 JOHNSON, LARRY & CAROL 285 ESSEX AVE THOROFARE, NJ 08096 O MFR 2.5 G

108-8.01 WOODBURY, CITY OF CITY HALL DELAWARE ST WOODBURY, N J 08096 O PP 0.0 OS

108-8.02 JOHNSON, LARRY & CAROL 285 ESSEX AVE. THOROFARE, NJ 08086 O MFR 2.5 F

108-8.03 SECRETARY OF H U D 519 FEDERAL ST CAMDEN, NJ 08103 VL VOS 0.0 OS

108-9 JACKSON, MARZETTA 245 S BARBER AVE WOODBURY, N J 08096 O SFR 2.5 F

109-1 WOODBURY, CITY OF 33 DELAWARE STREET WOODBURY, N J 08096 O PP 0.0 OS

109-10 BUFF, VIRGINIA & LOUIS 79 E BARBER AVENUE WOODBURY, NJ 08096 O MFR 2.5 G

109-11 SCAFIDE, DAVID PO BOX 218 SEWELL, NJ 08080 O MFR 2.5 F

109-12 SCAFIDE, DAVID PO BOX 218 SEWELL, NJ 08080 O MFR 2.5 G

109-13 RIGGIO, WILLIAM 15 PARKSIDE DRIVE SICKLERVILLE, NJ 08081 O SFR 2.5 F

109-14 GREEN, AMANDA 246 S BARBER AVE WOODBURY, NJ 08096 O SFR 2.0 G

109-15 WILCOX, ROMONA K 250 S BARBER AVENUE WOODBURY, NJ 08096 VL VOS 0.0 OS

109-16 BARBER, ROSALYN 262 S BARBER AVE WOODBURY, N J 08096 O SFR 2.5 G

109-16.01 SMOLENSKI, DAVID 135 ADAMS AVE MANTUA, NJ 08051 O SFR 2.5 G

109-17 COOPER, BARBARA 266 S BARBER AVENUE WOODBURY, NJ 08096 O SFR 2.0 G

109-18 IVEY, LUKE SR 25 NELSON AVENUE WOODBURY, N J 08096 O MFR 2.5 G

109-19 IVEY, LUKE 25 NELSON AVE WOODBURY, NJ 08096 VL VOS 0.0 OS

109-2 MADDOX, GWENDOLYN W 55 E BARBER AVE WOODBURY, N J 08096 O SFR 2.5 F

109-20 CAMPBELL, PHILLIP & KAREN 280 S BARBER AVE WOODBURY, NJ 08096 O SFR 2.5 G

109-20.01 CALLAHAN, PATRICK 278 S BARBER AVE WOODBURY, NJ 08096 O SFR 2.5 G

109-21 HILL, CHRISTOPHER 14 FARMINGDALE PARKWAY FARMINGDALE, NJ 07727 VL VOS 0.0 OS

109-22.01 DEMESTIHAS, SARANTOS 173 STAGE COACH ROAD SICKLERVILLE, N J 08081 VL VOS 0.0 OS

109-22.02 SCAFIDE, DAVID PO BOX 218 SEWELL, NJ 08080 O SFR 2.0 G

109-22.03 SCAFIDE, DAVID PO BOX 218 SEWELL, NJ 08080 O SFR 2.0 G

109-3 CORDY, MARIAN K 57-59 E BARBER AVE WOODBURY, N J 08096 O MFR 2.0 G

109-4 KAISER, SCOTT & NOBLE, LAUREN 61 E BARBER AVE WOODBURY, NJ 08096 O SFR 2.5 F

109-5 SIXTY THREE EAST BARBER TRUST 100 SPRINGDALE RD A3 #214 CHERRY HILL, NJ 08034 O MFR 2.5 G

109-6 ALBRIGHT, ROGER & LINDA 625 SUMMIT AVENUE WESTVILLE, NJ 08093 O SFR 2.5 G

109-7 BARNES, ELIZABETH 69 EAST BARBER AVE WOODBURY, N J 08096 O SFR 2.0 F

109-7.01 WILCOX, ROMONA K 250 S BARBER AVENUE WOODBURY, NJ 08096 O SFR 2.5 G

109-8 BATES, DORIS 75 E BARBER AVE WOODBURY, N J 08096 O SFR 2.5 F

109-9 BUFF, VIRGINIA & LOUIS 79 E BARBER AVENUE WOODBURY, NJ 08096 O MFR 2.5 F

110-1 FRISBEY, JAMES & GLORIA 160 FRANKLIN ST WOODBURY, N J 08096 O SFR 2.5 G

110-10 IVEY, LUKE 25 NELSON AVE WOODBURY, NJ 08096 VL VOS 0.0 OS

110-11 IVEY, LUKE K & DEBORAH A 25 NELSON AVE WOODBURY, N J 08096 O MFR 2.5 G

110-12 MARTINEZ, ALEXANDER & MOYILLO, JOEL 67 WALLACE STREET WOODBURY, NJ 08096 VC SFR 2.5 G

110-13 HEILER, THERESA M 71-73 WALLACE ST WOODBURY, NJ 08096 O MFR 2.5 F

110-14 AKAEME, BERNARD C 77 WALLACE ST WOODBURY, NJ 08096 O SFR 2.5 G

110-15 WOODBURY, CITY OF 33 DELAWARE STREET WOODBURY, N J 08096 VL VOS 0.0 OS

110-16 WOODBURY, CITY OF 33 DELAWARE STREET WOODBURY, N J 08096 VL VOS 0.0 OS

110-17 KERSEY-HUNTER, ELIZABETH 85 WALLACE STREET WOODBURY, NJ 08096 O SFR 2.5 G

110-18 TORRES, LEMUEL & MEDERO, BETZAIDA 169 LEEDS PLACE WOODBURY, NJ 08096 O SFR 2.5 G

110-19 PIERCE, JACK ETUX 173 LEEDS PLACE WOODBURY, N J 08096 O SFR 2.5 G

110-2 JEFFERSON, MARIAN 166 FRANKLIN ST WOODBURY, NJ 08096 O SFR 2.5 F

110-20 SMOLENSKI, DAVID 177 LEEDS PLACE WOODBURY, NJ 08096 O SFR 2.5 G




110-22 CORPENO, MANUEL 185 LEEDS PLACE WOODBURY CITY, NJ 08096 VC SFR 2.5 F

110-3 WILSON, JOHN M ETUX 168 FRANKLIN ST WOODBURY, N J 08096 O SFR 2.5 G

110-4 BRYANT, DONNA M 172 FRANKLIN ST WOODBURY, NJ 08096 O SFR 2.5 G

110-5 MOORER, WILLIE & ANITA 178 FRANKLIN ST WOODBURY, N J 08096 O SFR 2.5 F

110-6 HUFSEY, MULFORD L & BRENDA J 60 E BARBER AVE WOODBURY, NJ 08096 O SFR 2.0 G

110-7 MCFALL, NAN 62 E BARBER AVE WOODBURY, NJ 08096 O SFR 2.5 G

110-8 SCHILLER, LEE ANN 64 E BARBER AVE WOODBURY, NJ 08096 O SFR 2.5 G

110-9 CONKLIN, DONALD PO BOX 1243 WRIGHTSTOWN, NJ 08562 O SFR 2.5 F

110-9.01 AC CAPITAL GROUP LLC 3501 RT 42, STE 130#195 TURNERSVILLE, NJ 08012 O SFR 2.5 F

111-1 GREEN, MICHELLE 93 WALLACE STREET WOODBURY, NJ 08096 O SFR 2.5 G

111-2 PAGE, CRYSTAL 168 LEEDS PL WOODBURY, NJ 08096 O SFR 2.5 G

111-3 THORNTON, DORIS E 172 LEEDS PLACE WOODBURY, N J 08096 O SFR 2.5 G

111-4 GALLOWAY, JAMEIKA LATOYE 176 LEEDS PLACE WOODBURY, NJ 08096 O SFR 2.5 G

111-5 COLEMAN, ARTHUR & JUDITH 180 LEEDS PL WOODBURY, NJ 08096 O SFR 2.5 G

111-6 SMOLENSKI, DAVID 135 ADAMS AVE MANTUA, NJ 08051 O SFR 2.5 F

111-7 SHINEE-ROCKSON, LAURETTA 9 CATLET DRIVE SICKLERVILLE, NJ 08081 O MFR 2.5 G

111-5.01 BUDD, HERBERT A JR 7 NORTH CHILDS STREET WOODBURY, NJ 08096 O G 1.0 G

111-8.01 BATES, ROBERT F. & LOU ANN PO BOX 112 THOROFARE, N J 08086 O MFR 2.5 G

112-2 CONSOLIDATED RAIL CORP BOX 8499 REAL ESTATE DEPT PHILADELPHIA, PA 19101 O PL 0.0 OS

112-3 WOODBURY, CITY OF PO BOX 180 WOODBURY, NJ 08096 O CR 1.0 G

113-1 GREEN'S BLOCK ASSOCIATES 1149 OLLERTON RD PAULSBORO, N J 08066 VC CR 3.0 P

113-10 RHODES, SONYA L 61 EAST CENTRE STREET WOODBURY, NJ 08096 O SFR 2.5 G

113-11 PERRY, DANIEL 63 EAST CENTRE STREET WOODBURY, NJ 08096 O SFR 2.5 G

113-12 RITTERSBACHER, JULIE 812 GOSHEN ROAD WEST CHESTER, PA 19380 O MFR 2.5 G

113-13 GARTNER, DWAYNE T 73 E CENTRE STREET WOODBURY, NJ 08096 O SFR 1.5 G

113-14 BLACK, HARRISON & ROSEMARIE 77 E CENTER ST WOODBURY, N J 08096 O SFR 2.5 G

113-15 KONG, MAN WAI 118 S BROAD WOODBURY, NJ 08096 VC CR 2.0 P

113-16 WOODBURY, CITY OF 33 DELAWARE ST WOODBURY, N J 08096 O PP 0.0 OS

113-16.01 NICOLOSI, ALFRED C & DENISE S 1319 ROYAL LANE THOROFARE, NJ 08086 O SFR 2.0 G

113-17 KL MASKA LLC 1775 THIRD STREET THOROFARE, NJ 08086 O CO 2.5 F

113-18 KSIEZNIAK, JERZY W ETUX 24 ABERDEEN PLACE WOODBURY, N J 08096 O SFR 2.5 G

113-19 BEALE, CONSTANCE 28 ABERDEEN PLACE WOODBURY, NJ 08096 O SFR 2.5 G

113-2 DUCOIN, DAVID T & DOROTHY 525 PERRY DR MT LAUREL, NJ 08054 O CO 1.0 G

113-2.01 DUCOIN, DAVID T & DOROTHY 525 PERRY DR MT LAUREL, NJ 08054 O CO 1.0 G

113-20 MCRAE, INDIA 33 ABERDEEN PLACE WOODBURY, NJ 08096 O SFR 2.5 G

113-21 ALEXANDER, CLAIR 40 ABERDEEN PLACE WOODBURY, NJ 08096 O SFR 2.5 F

113-22 EL, STANLEY & OLGA 46 ABERDEEN PLACE WOODBURY, N J 08096 O SFR 2.5 F

113-23 PAGEL, DOUGLAS & CAROL LEDDEN 50 ABERDEEN PLACE WOODBURY, N J 08096 O SFR 2.5 G

113-24 BURGWIN, KAREN & ROLEN, CHERYL 60 ABERDEEN PLACE WOODBURY, N J 08096 O SY 0.0 OS

113-25 BURGWIN, KAREN & ROLEN, CHERYL 60 ABERDEEN PLACE WOODBURY, N J 08096 O SFR 2.5 G

113-26 RILEY, ROSE E % ROSE GRIMES 10 DURNSIDE DR EGG HARBOR TWP, NJ 08234 VC SFR 2.5 G

113-27 CRAIG, BRENDA 72 ABERDEEN PLACE WOODBURY, NJ 08096 O SFR 2.5 F

113-27.01 RILEY, ROSE E % ROSE GRIMES 10 DURNSIDE DR EGG HARBOR TWP, NJ 08234 VC SY 0.0 OS

113-27.02 GARTNER, DWAYNE T 73 E CENTRE STREET WOODBURY, NJ 08096 O SY 0.0 OS

113-28 BAILEY, THELMA H 80 ABERDEEN PLACE WOODBURY, N J 08096 O SFR 2.0 G

113-3 ANGELASTRO, GINNI R 3 ALTON AVENUE VOORHEES,NJ 08043 O CO 1.0 G

113-3.01 J & K PARNTERSHIP 368 BROADWAY WESTVILLE, NJ 08093 O IS 1.0 G

113-31 MURPHY, BERTHA C 86 ABERDEEN PL WOODBURY, NJ 08096 O SFR 2.0 G

113-32 BEAUCHAMP, JOSEPH 84 ABERDEEN PL E WOODBURY, NJ 08096 O SFR 2.5 G

113-4 WHARTON, JAMES B JR 31 EAST CENTRE STREET WOODBURY, NJ 08096 O MFR 2.5 F

113-5 MORRIS, DAVID G T 37 E CENTRE STREET WOODBURY, NJ 08096 O MFR 2.5 F

113-6 GOFF, RUTH (EST OF) 45 E CENTRE ST WOODBURY, N J 08096 VC MFR 2.5 G

113-7 MARTORANO, PHILIP & GIUSEPPA 49 EAST CENTRE STREET WOODBURY, NJ 08096 O MFR 2.5 G

113-8 SCANLON, MICHAEL D & MONA 12 BRANDYWINE WAY SICKLERVILLE, NJ 08081 O MFR 2.5 G

113-9 HARPER, EARL & CATHERINE 57 E CENTRE STREET WOODBURY, NJ 08096 O SFR 2.5 F

114-1 CARVER, SAMUEL H ETUX 270 COOPER ST WOODBURY, N J 08096 O CR CO 2.5 G

114-10 MARTORANO, GUISEPPA 44 EAST CENTRE STREET WOODBURY, NJ 08096 O MFR 2.5 G

114-11 JOHNSON, WEYMOUTH & ROGER 43 EVERGREEN DRIVE WILLINGBORO, NJ 08096 O MFR 2.5 G

114-12 ORTIZ, LUIS A 53 ABERDEEN PL WOODBURY, NJ 08096 O SFR 2.0 G

114-13 ALLEN, MASON K & ACQUANETTA 57 ABERDEEN PLACE WOODBURY, N J 08096 O SFR 2.5 G

114-14 PHILPOT JR., HERMAN E 61 ABERDEEN PLACE WOODBURY, N J 08096 O SFR 2.5 F

114-15 RIOS, LUIS & LOURDES 67 ABERDEEN PLACE WOODBURY, NJ 08096 O SFR 2.0 G




114-17 HARMON, THEOPA & GARLIC, NORLYN 75 ABERDEEN PLACE WOODBURY, NJ 08096 O SFR 2.5 F

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86-12.01 UNDERWOOD-MEMORIAL HOSPITAL NORTH BROAD STREET WOODBURY, NJ 08096 O PL 0.0 OS



86-13 UNDERWOOD-MEMORIAL HOSPITAL NORTH BROAD ST WOODBURY, NJ 08096 O IS 2.0 G

86-14 UNDERWOOD-MEMORIAL HOSPITAL NORTH BROAD STREET WOODBURY, NJ 08096 O IS 1.5 G

86-15 UNDERWOOD-MEMORIAL HOSPITAL NORTH BROAD STREET WOODBURY, NJ 08096 O IS 1.5 G


86-15.02 YAN, BILLY & JADE L 547 N BROAD STREET WOODBURY, NJ 08096 O PL 0.0 OS

86-16 YAN, BILLY & JADE L 547 N BROAD STREET WOODBURY, NJ 08096 O CR 2.0 G

86-2 UNDERWOOD-MEMORIAL HOSPITAL 509 N BROAD STREET WOODBURY, NJ 08096 VL VOS 0.0 OS


86-3.01 SHUMAKER, LYNN A 550 TATUM ST WOODBURY, N J 08096 O SFR 1.5 G



86-6 UNDERWOOD-MEMORIAL HOSPITAL 509 N BROAD STREET WOODBURY, NJ 08096 O SFR 1.5 G

86-7 UNDERWOOD-MEMORIAL HOSPITAL 509 NORTH BROAD STREET WOODBURY, NJ 08096 O IS 1.0 G

87-1 FOLEY, HEATHER 66 W PACKER ST WOODBURY, NJ 08096 O SFR 1.5 G

87-1.01 PLUTA, EDWARD M 70 W PACKER ST WOODBURY, NJ 08096 O SFR 1.5 G

87-1.02 POLIS, ANTHONY 76 W PACKER STREET WOODBURY, NJ 08096 O SFR 1.5 G

87-1.03 SMITH, DANIEL C & AMY L 82 W PACKER ST WOODBURY, NJ 08096 O SFR 1.5 G

87-1.04 VICTOR, IAN T. 83 WALNUT STREET WOODBURY, NJ 08096 O SFR 1.5 G

87-1.05 RAKOWSKI, SANDRA 77 WALNUT ST WOODBURY, NJ 08096 O SFR 1.5 G

87-1.06 PRINCE, BARBARA 71 WALNUT STREET WOODBURY, NJ 08096 O SFR 1.5 G

87-1.07 KAMINENI, MAYA 67 WALNUT ST WOODBURY, NJ 08096 O SFR 1.5 G

87-10 ELCHOLI, ANIS & MARY 17 WALNUT STREET WOODBURY, N J 08096 O SFR 2.5 F

87-11 BONGIOVANNI, ANTHONY & SCHILLING, W 89 FENTON AVE CARNEYS POINT, NJ 08069 O SFR 2.5 F

87-12 LONG, LAWRENCE & CYNTHIA 11 WALNUT ST WOODBURY, NJ 08096 O SFR 2.5 F

87-13 WOODBURY MEDICAL CENTERS, L.P. 1060 N KINGS HWY. STE#250 CHERRY HILL, N J 08034 O CO 2.0 G



87-16 BAALS, JOSEPH E 3300 CRESCENT BLVD WEST COLLINGSWOOD, NJ 081 VC CR 2.0 G

87-17 AMWAKE, D & AMWAKE, W 617-619 N BROAD STREET WOODBURY, N J 08096 O CR 2.0 G

87-18 WEBB, LINDA 48 W PACKER ST WOODBURY, N J 08096 VL VOS 0.0 OS

87-18.01 DISANTILLO, GIUSEPPE 13 CREEK LANE MT ROYAL, NJ 08061 O MFR 2.5 G

87-18.02 CASTLEFORTE, JOSEPH 13 CREEK LANE MT ROYAL, NJ 08061 O SFR 2.5 G

87-19 WOODBURY MEDICAL CENTERS, L.P. 1060 N KINGS HWY STE#250 CHERRY HILL, N J 08034 O PL 0.0 OS

87-2 SHAIKH, NAJMA 55 WALNUT ST WOODBURY, N J 08096 O SFR 1.5 G

87-2.01 SCHREYER, GEORGE F & ROBERTA 63 WALNUT STREET WOODBURY, N J 08096 O SFR 1.5 G

87-2.02 STEVER, MEGAN A & LAUREN M 60 W PACKER STREET WOODBURY, NJ 08096 O SFR 1.5 G

87-2.03 SCHNARR, MARGARET 54 W PACKER ST WOODBURY, N J 08096 O SFR 1.5 G

87-20 LYNCH, TRACY P PO BOX 444 WOODBURY, NJ 08096 O SFR 1.5 G

87-21 MAGALDI, DENIELLE M & RAMEY, BRIAN 35 WALNUT STREET WOODBURY, NJ 08096 O SFR 1.5 G

87-22 LANCASTER, HESTER B 31 WALNUT ST WOODBURY, N J 08096 O SFR 1.5 G




87-24 BOODY, DAVID 23 WALNUT STREET WOODBURY, N J 08096 O SFR 1.5 G

87-25 WOODBURY MEDICAL CENTERS, L.P. 1060 N KINGS HWY STE#250 CHERRY HILL, N J 08034 VL VOS 0.0 OS


87-26.01 WOODBURY MEDICAL CENTERS, L.P. 1060 N KINGS HWY STE#250 CHERRY HILL, N J 08034 O PL 0.0 OS







87-3 BIRRIELL, RAMON L JR & MIRANDA, E 50 W PACKER ST WOODBURY, NJ 08096 O SFR 2.5 G

87-4 BERENT, GEORGE & DIANA 43 WALNUT STREET WOODBURY, NJ 08096 O SFR 1.5 G

87-5 WOODBURY MEDICAL CENTERS, L.P. 1060 N KINGS HWY. STE#250 CHERRY HILL, N J 08034 O PL 0.0 OS




87-9 BURN, BRETT 19 WALNUT STREET WOODBURY, NJ 08096 O SFR 2.5 G

89-1 KLOTZ, STEVEN G & GEA M 628 CHERRY STREET WOODBURY, NJ 08096 O SFR 1.5 G

89-10 661 ASSOCIATES LLC 661 N BROAD ST WOODBURY NJ 08096 O PL 0.0 OS

89-11 ARANGIO, CHARLES 31 CHESTNUT ST WOODBURY, NJ 08096 O SFR 1.0 F

89-12 SECRETARY OF VETERANS AFFAIRS 20 WASHINGTON PLACE NEWARK, NJ 07102 VC SFR 2.0 F

89-13 SINGH, LAKSMAN P & PRABHA PO BOX 143 MARLTON, NJ 08053 O SFR 2.5 G

89-14 SUNSHINE REALTY ENTERPRISES LLC 238 WHITEMARSH AVE SEWELL, NJ 08080 O PL 0.0 OS

89-15 MARCELLE, MELISSA PO BOX 1696 LAUREL SPRINGS, NJ 08021 O MFR 2.5 G

89-15.01 KEARNEY, MICHAEL D 1017 BELFIELD AVENUE DREXELL HILL, PA 19028 O MFR 2.5 G

89-16 BRODY, WILLIAM R 1028 BROADWAY WESTVILLE, NJ 08093 O SFR 2.0 G

89-16.01 GASKILL, KATHY 1028 BROADWAY WESTVILLE, NJ 08093 O SFR 2.0 G

89-17 SUNSHINE REALTY ENTERPRISES LLC 238 WHITEMARSH AVE SEWELL, NJ 08080 O CO 2.0 G

89-18 661 ASSOCIATES LLC 661 N BROAD ST WOODBURY NJ 08096 O CO 1.5 G

89-19 661 ASSOCIATES LLC 661 N BROAD ST WOODBURY NJ 08096 O CO 1.5 G

89-2 TAYLOR, FLORENCE BELINDA 26 WALNUT STREET WOODBURY, NJ 08096 O SFR 2.0 G


89-21 KARPO, HARVEY S & AGNES M 1420 WOOD LANE DR WESTVILLE, NJ 08093 O CO 2.0 G

89-22 KARPO, HARVEY S & AGNES M 1420 WOODLANE DRIVE WESTVILLE, NJ 08093 VC CR CO 2.0 G

89-23 WOODBURY, CITY OF CITY HALL DELAWARE ST WOODBURY, NJ 08096 O G 1.5 G

89-24 SPARACIO, GIUSEPPE 627 & 631 NORTH BROAD ST WOODBURY, NJ 08096 O SFR 2.0 G

89-25 SPARACIO, GIUSEPPE 627 & 631 NORTH BROAD ST WOODBURY, NJ 08096 O CR 1.0 G

89-26 SMITH, VICTOR A, SR 16 WALNUT ST WOODBURY, NJ 08096 O SFR 2.5 G

89-26.01 EDWARDS, KENNETH & LUCILLE 14 WALNUT ST WOODBURY, NJ 08096 O SFR 2.5 G

89-27 SACCA, J & MCKEE, R 256 JESSUPS MILL RD CLARKSBORO, NJ 08020 O SFR 2.0 G


89-3 EHIRIM, EMMANUEL B & MIRIAM W 24 WALNUT AVE WOODBURY, NJ 08096 O SFR 2.0 G

89-3.01 MCMENEMY, THOMAS & SHEILA 634 CHERRY ST. WOODBURY, N J 08096 O SFR 1.5 G

89-4 STIRES, KATHLEEN 638 CHERRY ST WOODBURY, NJ 08096 O SFR 2.5 G

89-5 LUNA, LUIS A 640 CHERRY STREET WOODBURY, NJ 08096 O SFR 2.5 G

89-6 MONAGHAN, JAMES R 644 CHERRY STREET WOODBURY, NJ 08096 O SFR 2.5 G

89-7 DUCKETT, SCOTT 648 CHERRY ST WOODBURY, NJ 08096 O SFR 2.5 G

89-8 FLAX, BARBARA J 650 CHERRY STREET WOODBURY, NJ 08096 O SFR 2.5 F

89-9 FRENCH, ROY D & VIOLET 656 CHERRY ST WOODBURY, N J 08096 O SFR 1.5 F

90.01-10 SEAMAN, STEVEN J 38 HESS AVENUE WOODBURY, NJ 08096 O SFR 1.0 F

90.01-11 TIMLIN, MARY FRANCES 34 HESS AVE WOODBURY, N J 08096 O SFR 1.5 G

90.01-12 PALEN, EDWARD T 28 HESS AVENUE WOODBURY, NJ 08096 O SFR 2.0 G

90.01-13 BARABAN, DAVID C & NANCY A 22 HESS AVE WOODBURY, NJ 08096 O SFR 2.0 G

90.01-14 DELLA POLLEA, MICHAEL & MARY ANN 534 HUNTER ST WOODBURY, N J 08096 O CR 1.0 G

90.01-14.01 SAILOR, KATHLEEN 12 HESS AVE WOODBURY, N J 08096 O SFR 2.0 G

90.01-15 DELLA POLLEA, MICHAEL & MARY ANN 534 HUNTER ST WOODBURY, N J 08096 O PL 0.0 OS

90.01-16 DELLA POLLEA, MICHAEL & MARY ANN 534 HUNTER ST WOODBURY, NJ 08096 O PL 0.0 OS

90.01-17 ADAMS, JOHN E & ANNA MARIE P 749 N BROAD ST WOODBURY, NJ 08096 O SFR 1.5 G

90.01-18 MALIAWSKI, DAVID C & JILL E 13 DUBOIS AVENUE WOODBURY, N J 08096 O SFR 1.5 G

90.01-19 SCALLY, DONNA M 19 DUBOIS AVENUE WOODBURY, NJ 08096 O SFR 2.5 G

90.01-20 WITTE, JOSHUA A & ALICIA L 21 DUBOIS AVENUE WOODBURY, NJ 08096 O SFR 1.0 G

90.01-21 HALL, BRUCE 25 DUBOIS AVE WOODBURY, NJ 08096 O MFR 1.5 G




90.01-23 MCKEVITT, ARTHUR J,III & JENNIFER S 33 DUBOIS AVENUE WOODBURY, NJ 08096 O SFR 1.5 G

90.01-24 DEVER, MICHAEL J & GORIN, DAVID B 41 DUBOIS AVE WOODBURY, NJ 08096 O SFR 1.5 G

90-10 HUBER, WAYNE C 36 CHESTNUT STREET WOODBURY, NJ 08096 O SFR 2.5 G

90-11 FISK, STEVE B 34 CHESTNUT STREET WOODBURY, NJ 08096 O SFR 2.5 G

90-12 POLANCO, BAUDILIO 32 CHESTNUT ST WOODBURY, NJ 08096 O SFR 2.0 F

90-13 LAW, TAWANA & MOYE, BRYAN 28 CHESTNUT STREET WOODBURY, NJ 08096 O SFR 2.0 G

90-14 CRUM, STEPHEN & FRANCES 26 CHESTNUT ST. WOODBURY, N J 08096 O SFR 2.0 G

90-15 DAY, RALPH ETUX 20 CHESTNUT ST WOODBURY, N J 08096 O SFR 2.5 G

90-16 HERITAGE'S DAIRY STORES INC 376 JESSUP ROAD THOROFARE, N J 08086 O CR 1.0 G

90-17 HERITAGE'S DAIRY STORES INC 376 JESSUP ROAD THOROFARE, NJ 08086 O CR 1.0 G

90-17.01 BOYLE, EDW L & FRANCES R 713 N BROAD ST WOODBURY, N J 08096 O SFR 2.5 G

90-18 ESPOSITO, DOMENICK J 203 OGDEN STATION RD THOROFARE, NJ 08086 O MFR 1.5 G

90-19 CALTABIANO, ALFRED R & TRACY A 10 SANTALINA DR SICKLERVILLE, NJ 08081 O SFR 2.5 F

90-20 ESPOSITO, DOMENICK J 203 OGDEN STATION RD THOROFARE, NJ 08086 VL VOS 0.0 OS

90-21 MCILVAINE, GARY L 23 HESS AVE WOODBURY, NJ 08096 O SFR 2.0 G

90-22 LAAG, WILLIAM H 33 HESS AVENUE WOODBURY, N J 08096 O SFR 2.5 G

90-22.01 NEVIUS, JR LUKE C & ELAINE M 29 HESS AVE WOODBURY, N J 08096 O SFR 2.5 G

90-23 SPECK, DEANNA 35 HESS AVENUE WOODBURY, NJ 08096 O SFR 2.0 G

90-23.01 NAPHY, JOANNE 37 HESS AVE WOODBURY, NJ 08096 O SFR 2.0 G

90-32 BROWN, EUGENE H 25 HESS AVE WOODBURY, N J 08096 O SFR 1.5 G

90-9 WALLACE, STANLEY JR 38 CHESTNUT STREET WOODBURY, NJ 08096 O SFR 2.5 G

91.01-11 TUMOLO, BRUCE & BARBARA 40 DUBOIS AVE WOODBURY, N J 08096 O SFR 1.5 G

91.01-12 GEMA, L.L.C. 488 GLASSBORO ROAD WOODBURY HT, NJ 08097 O SFR 1.0 G

91.01-13 HAMILTON, JODY 32 DUBOIS AVENUE WOODBURY, NJ 08096 O SFR 2.5 F

91.01-14 MEYER, ALBERT C ETUX 5 HILLSIDE RD STRATFORD, N J 08084 O SFR 1.5 F

91.01-15 MCMAHON, ROBERT & KATHLEEN 26 DUBOIS AVENUE WOODBURY, NJ 08096 O SFR 1.5 G

91.01-16 GIFFIN, ARTHUR & HELEN 18 DU BOIS AVENUE WOODBURY, NJ 08096 O SFR 1.5 G

91.01-17 FICARA, ROCCO 807A N BROAD ST WOODBURY, NJ 08096 O PL 0.0 OS

91.01-18 OPLINGER, GLORIA 803 N BROAD ST WOODBURY, N J 08096 O SFR 1.5 G

91.01-19 MARLIN, EDWARD R & PAULA 1068 HARKER AVE WEST DEPTFORD, N J 08096 PVC CR MFR 2.0 F

91.01-19.01 FICARA, ROCCO 807A N BROAD ST WOODBURY, NJ 08096 O MFR 2.5 G

91.01-20 BOCK JR, DAVID H & MARCIANA E 72 LAKEBRIDGE DR WOODBURY, N J 08096 O CR MFR 2.5 G

91.01-21 SHAW, SCOTT M 105 CRESTVIEW CT MULLICA HILL, NJ 08062 O SFR 2.5 G

91.01-22 MARTUCCI, SUZANNE 128 WEXFORD COURT DEPTFORD, NJ 08096 VC MFR 1.5 G

91.01-23 LAYTON, ROBERT & CINDY 724 MAIN STREET SEWELL, N J 08080 O MFR 2.5 G

91.01-24 CHISHOLM, DAVID & LYNN 86 TENBY CHASE DR VORHEES, N J 08043 O SFR 2.5 G

91.01-24.01 MORAN, MICHAEL 17 WATKINS AVENUE WOODBURY, NJ 08096 O SFR 1.5 G

91.01-24.02 TAYLOR, CHRISTOPHER W & DIBENEDETTO 21 WATKINS AVE WOODBURY, NJ 08096 O SFR 2.0 G

91.01-25 WILLIAMS, RICHARD F II & RICHARD F 818 N BROAD ST WOODBURY, NJ 08096 PVC CR MFR 1.5 F

91.01-26 CONWAY, ALAN & PATRICIA A 435 KING STREET WOODBURY, NJ 08096 O CR MFR 1.5 G

91.01-42 DURNIL, HERMELINA 33 WATKINS AVENUE WOODBURY, NJ 08096 O SFR 1.5 G

91.01-43 BOSWORTH, BRIAN M & RUTH ANN M 27 WATKINS AVE WOODBURY, N J 08096 O SFR 1.5 G

91.01-44 FUSSA, MARK J & BALLARD, MEG E 23 WATKINS AVE WOODBURY, NJ 08096 O SFR 1.5 G

91.01-44.01 MCMAHON, ROBERT & KATHLEEN 26 DUBOIS AVENUE WOODBURY, NJ 08096 O SFR 1.5 G

91.01-45 TAYLOR, CHRISTOPHER W & DIBENEDETTO 21 WATKINS AVE WOODBURY, NJ 08096 O SFR 2.0 G

91.01-46 MORAN, MICHAEL 17 WATKINS AVENUE WOODBURY, NJ 08096 O SFR 1.5 G

91.01-47 MCMAHON, ROBERT & KATHLEEN 26 DUBOIS AVENUE WOODBURY, NJ 08096 O SFR 1.5 G

91.02-1 BURTNETT, ALFRED C & JANET M 6580 GREENAN DRIVE AVALON, N J 08202 O CR MFR 2.5 G

91.02-14 LAVIN, THOMAS F 34 CRESCENT AVE WOODBURY, NJ 08096 O SFR 1.5 G

91.02-15 BUKENAS, JAMES & JOANNE 433 CROWN POINT ROAD THOROFARE, N J 08086 O SFR 1.5 G

91.02-16 BECKER, TIMOTHY 24 CRESCENT AVE WOODBURY, NJ 08096 O SFR 1.5 G

91.02-17 JOHNSON JR, HAYES & PATRICIA 20 CRESCENT AVE WOODBURY, N J 08096 O SFR 1.5 G

91.02-18 MEDINA, JOSE X 16 CRESCENT AVENUE WOODBURY, NJ 08096 O SFR 2.5 G

91.02-2 COSTELLO, HARRY & MARJORIE M 6 SPRINGFIELD CIRCLE SEWELL, NJ 08080 O MFR 2.5 G

91.02-24 ENCARNACION, ALFRED J 51 DICKERSON STREET WOODBURY, NJ 08096 O SFR 1.0 G

91.02-26 GILBERT, HERMAN T 41 DICKERSON STREET WOODBURY, NJ 08096 O SFR 1.5 G

91.02-27 GILBERT, HERMAN T 41 DICKERSON STREET WOODBURY, NJ 08096 O SY 0.0 OS

91.02-28 QUILES, JOSE C 475 PRINCETON BOULEVARD WENONAH, NJ 08090 VL VOS 0.0 OS

91.02-29 JACKSON, RICHARD (EST OF) 25 DICKERSON ST WOODBURY, N J 08096 O SFR 1.5 F

91.02-29.01 RICHARDSON, JOHN R JR 607 ALLOWAY-WOODSTOWN R PILESGROVE, N J 08098 O SFR 1.0 F

91.02-3 COSTELLO, HARRY & MARJORIE M 6 SPRINGFIELD CIRCLE SEWELL, NJ 08080 O SFR 2.5 G

91.02-31 SHORTS, THEODORE J & JOYCE J 38 DICKERSON STREET WOODBURY, NJ 08096 O SY 0.0 OS




91.02-34 THORNTON, BARTHA 28 DICKERSON ST WOODBURY, N J 08096 O SFR 1.0 F

91.02-36 HESSER, JAMES D JR 53 B HESSIAN AVENUE WOODBURY, NJ 08096 O SFR 2.5 G

91.02-37 STAMBAUGH, JOHN E JR 1029 N BROAD ST WOODBURY, NJ 08096 O SFR 2.5 G

91.02-4 HESSER, JAMES D JR 53 B HESSIAN AVENUE WOODBURY, NJ 08096 O SFR 2.5 G

91.02-4.01 HESSER, JAMES D JR 53 B HESSIAN AVENUE WOODBURY, NJ 08096 O I 1.0 G

91.02-5 STAMBAUGH, JOHN E. JR. 1029 N BROAD ST WOODBURY, N J 08096 O CR 1.0 G

91.02-6 TRI-FUND 1055 N BROAD ST WOODBURY, NJ 08096 O CR 2.0 G

91-1 CELANO,PETER,JR&KRAMER,MARY BETH 903 N BROAD ST. WOODBURY, NJ 08096 O CO 1.5 G

91-18 SCOTT, GERALD T 34 WATKINS AVE WOODBURY, NJ 08096 O SFR 1.5 G

91-19 HELLERMAN, MARGARET 30 WATKINS AVE WOODBURY, NJ 08096 O SFR 1.5 G

91-2 CELSIE LLC 584 QUEEN ST WOODBURY, NJ 08096 O CR MFR 1.5 G

91-20 MONROE, KEITH H & BETTY JEAN 24 WATKINS AVE WOODBURY, N J 08096 O SFR 1.5 G

91-21 RANKINS, ROBERT 22 WATKINS AVENUE WOODBURY, NJ 08096 O SFR 2.5 G

91-22 GRIFFITHS, MARGARET B 18 WATKINS AVE WOODBURY, N J 08096 O SFR 1.5 G

91-3 LAWRENCE, SCOTT & MARIANA 913 N BROAD STREET WOODBURY, NJ 08096 O SFR 1.5 G

91-35 RAMIREZ, GUADALUPE & ESQUIVEL 33 CRESCENT AVENUE WOODBURY, NJ 08096 O SFR 1.5 G

91-36 WILSON, WALTER JR & JACQUELINE 29 CRESCENT AVE WOODBURY, N J 08096 O SFR 1.5 G

91-37 ISAACS, MELANIE & NIPE, JEFF 25 CRESCENT WOODBURY, NJ 08096 O SFR 1.5 F

91-38 DANN, SIGRID A 21 CRESCENT AVE WOODBURY, N J 08096 O SFR 1.5 G

91-39 MCFADDEN, PAUL H & DOYLE, DOUGLAS J 306 SENECA LANE WENONAH, NJ 08090 VC SFR 1.5 G

91-4 DIEDRICH, THOMAS J & ARMON W 919 N BROAD STREET WOODBURY, NJ 08096 O SFR 2.5 F

91-5 CAMPBELL, GREGORY S 12 NORTH WEST AVENUE WENONAH, NJ 08090 O CR 2.0 G

91-6 MCFADDEN, PAUL H 927 N BROAD ST WOODBURY, NJ 08096 VC CO 2.5 F

woodbury needs study 02-11-09 · anthony mangeri john pafumi barry sloane joseph villari bruce...

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