Explore Main St Revitalization Bradley Beach NJ

ECONOMIC AND REAL ESTATE ANALYSIS FOR SUSTAINABLE LAND USE OUTCOMES™
Exploring Main Street
Borough of Bradley Beach, NJ
Prepared For: Borough of Bradley Beach
August 15, 2012

[Project Name]
4WARD PLANNING LLC
April 16, 2013
Page 2
EXPLORING MAIN STREET, BRADLEY BEACH
4WARD PLANNING LLC
April 16, 2013
The Project
A project of the Community Planning Assistance Program,
sponsored by the American Planning Association, NJ Chapter
•  Offers a process for determining a new vision for the
corridor;
•  Explores land use opportunities (not
recommendations) for consideration;
•  Suggests planning and design tools, and
•  Provides a (framework) for the upcoming
re-examination process

[Project Name]
4WARD PLANNING LLC
April 16, 2013
Page 3
4WARD PLANNING LLC
April 16, 2013
Agenda
Main Street Challenges
Sustainable Principles for a Downtown Corridor
Main Street, Bradley Beach: What is this Place?
Opportunities for Main Street
Next Steps
Map data ©2012 Google -
To see all the details that are visible on the
screen, use the "Print" link next to the map.

[Project Name]
4WARD PLANNING LLC
April 16, 2013
Page 4
4WARD PLANNING LLC
April 16, 2013
Main Street Challenges….
Main Street is a delightful, walkable downtown….

[Project Name]
4WARD PLANNING LLC
April 16, 2013
Page 5
4WARD PLANNING LLC
April 16, 2013
Main Street Challenges….
Main Street is a delightful, walkable downtown….. but it has its challenges:
Auto-oriented buildings in the
downtown district, street-facing
parking lots, underutilized
properties, non-descript building
types and lack of walkable retail
on west side of Main Street.
Undefined retail district with
vacant shops and low
residential density
In the north end, a lack of
character, large areas of asphalt
and underutilized properties

ECONOMIC AND REAL ESTATE ANALYSIS FOR SUSTAINABLE LAND USE OUTCOMES ™ECONOMIC AND REAL ESTATE ANALYSIS FOR SUSTAINABLE LAND USE OUTCOMES ™
Sustainable Principles for Downtown
What makes a successful place?
Is yesterday’s downtown model appropriate
for the future?

Sustainable Concepts for Downtown
PLACE TYPE
Market Savvy
Mixed-use development
Destination Place
PUBLIC REALM
Good Urbanism
Dynamic Streetscape
Arts and Culture
MOBILITY
Connectivity
Wayfinding
Public Transit

Sustainable Principles for Main Street
1. Market Savvy Encourage growth that optimizes land value and market conditions
2. Mixed-use Dev’t Provide housing for 24 X 7 downtown life and a stable customer base
3. Destination Place Provide a sense of arrival and unique character
4. Good Urbanism Encourage building form that provides visual interest and an “outdoor room”
5. Dynamic Streetscape Provide amenities for a safe, comfortable and engaging experience.
6. Arts and Culture Include art attractions and cultural arts activities and entertainment
7. Connectivity Provide for safe and legible circulation for pedestrians, cyclists and drivers
8. Wayfinding Provide signage and landmarks for orientation and circulation
9. Transit Options Encourage the use of public transit

Local Precedents for Downtown

Main Street, Bradley Beach – What is this Place?
Civic and Entertainment
Downtown District
Professional and
Residential
Map data ©2012 Google -

Residential and Professional (South End)
Imagery ©2012 DigitalGlobe, GeoEye, USDA Farm Service Agency, Map data ©2012 Google -
Today
Quiet, tree-lined residential
and commercial area with
offices, professional services
and a variety of residential
types.
Vision
More of the same, but less
retail.

Place Type Opportunities
1.  Encourage the continued use and
preservation of single-family homes
2.  Limit future retail uses (direct them
to the downtown district)
3.  Enhance the southern gateway with
flowers, plantings, public art or other
markers
4.  Adopt design guidelines for future
building types.
5.  Relocate civic uses (post office) to
the north end of Main Street
1
4

Public Realm Opportunities
1.  Require future buildings to be
brought to the street, the “build-
to” line.
2.  Require parking lots to be
landscaped, and limit/prohibit
future lots in the district.
3.  Continue to provide street trees
and plantings to anchor this
southern end of Main Street.

Mobility Opportunities
1.  Provide wayfinding
signage for direction to
the downtown district,
Bradley Beach train
station, municipal offices,
and other destinations.
2.  Pursue a study of bicycle
routes, facility needs and
signage.
1
2

Today
Downtown district with
neighborhood services,
restaurants, auto-oriented
businesses, park and
municipal services.
Vision
Increase the density of ground
floor retail and upper floor
residential. Relocate
municipal offices to north to
create redevelopment
opportunities.
Downtown District (Central Area)

1.  Increase opportunities for additional retail
with shops and restaurants on ground
floors.
2.  Explore opportunities to relocate auto-
oriented services to the north end.
3.  Require minimum and maximum heights for
buildings, permitting two and three story in
mid-blocks and up to four stories on corner
lots.
4.  Develop a branding strategy based upon
input from businesses and the community.
1

5. Redevelop the municipal site as a four-story
residential complex with ground floor
commercial. Relocate the municipal offices
to the north end of Main Street.
6.  Redevelop underutilized properties to a
three story height, with ground floor retail
and residential on the upper floors.
Redevelopment Potential
•  2-.5 acres to 5 acres
•  25-40 units per/acre
•  50 units – 200 units
•  Ground floor retail
6

1.  Require future buildings to be brought to the
street, or the “build-to” line.
2.  Require parking lots to be landscaped as a
condition of site plan approval, or construction
permit. Prohibit any new parking lots in the
district.
3.  Strategically place litter receptacles in the park
away from view of Main Street.
4.  Renovate the water memorial fountain in the
park.
1
,
22
,
3
,

5.  Increase pedestrian access to the park
from Main Street.
6.  Develop a cultural arts program for public
art and programmed events and activities
5
,
5
,

1.  Provide wayfinding signage to the
cinema, municipal services,
Bradley Beach station and other
destinations.
2.  Consider redesigning the access to
and from the rail station through
the park as a gateway.
3.  Pursue a study of bicycle routes,
facility needs and signage.
1
2

Business and Services (North End)
8/12/12 1:30 PMBradley beach, nj - Google Maps
Page 1 of 1https://maps.google.com/
Today
Area in transition, characterized by
vacant sites, suburban auto-
oriented uses, and large lot
restaurant/entertainment.
Vision
Civic and entertainment district
with municipal offices, the bowling
alley/restaurant and other existing
and future “large” lot commercial
uses, with improved streetscape
conditions, e.g. building form,
shade trees, etc.

1.  Define the new place type as civic
and entertainment, and encourage
compatible uses.
2.  Relocate the municipal services to
this district.
3.  Accent the northern tip as a the
gateway to Bradley Beach with
flowers, plantings, public art and/or
other similar materials.
Bradley beach, nj - Google Maps
https://maps.google.com/
Imagery ©2012 DigitalGlobe
2
,

1.  Require parking lots to be
landscaped and maintained. Look
for opportunities to improve
existing conditions.
2.  Provide pedestrian amenities
around civic and entertainment
facilities, e.g. benches, planters,
etc.
3.  Provide street trees along both
sides of the corridor.
1
,
3
,

1.  Provide wayfinding signage to the
cinema, municipal services,
Bradley Beach station and other
destinations.
2.  Pursue a study of bicycle routes,
facility needs and signage.
1
2

NEXT STEPS!
Short-term Strategies
  Explore these opportunities further in the Master Plan Re-Examination Process
  Develop a Visioning Strategy with the community
  Identify Underutilized Parcels
  Understand the Moving Pieces
  Consider Redevelopment and Financing Options
  Update the Master Plan
  Prepare/Adopt Zoning Revisions and Design Guidelines
  Identify and implement streetscape improvements
Long-term Strategies
  Proceed with Land Assemblage and Redevelopment

[Project Name]
4WARD PLANNING LLC
April 16, 2013
Page 26
4WARD PLANNING LLC
April 16, 2013
General & Limiting Conditions
4ward Planning LLC has endeavored to ensure that the reported data and information contained in this report are
complete, accurate and relevant. All estimates, assumptions and extrapolations are based on methodological techniques
employed by 4ward Planning LLC and believed to be reliable. 4ward Planning LLC assumes no responsibility for
inaccuracies in reporting by the client, its agents, representatives or any other third party data source used in the
preparation of this report.
Further, 4ward Planning LLC makes no warranty or representation concerning the manifestation of the estimated or
projected values or results contained in this study. This study may not be used for purposes other than that for which it is
prepared or for which prior written consent has first been obtained from 4ward Planning LLC. This study is qualified in its
entirety by, and should be considered in light of, the above limitations, conditions and considerations.

For more information, please contact:
Todd Poole
267.480.7133
tpoole@landuseimpacts.com
Linda B. Weber, AICP, PP
267.480.7133
lweber@landuseimpacts.com

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