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SECTION III-A.
TOWNSHIP PLANNING RECOMMENDATIONS
LAND USE AND FUTURE DEVELOPMENT
OBJECTIVE: TO PRESERVE THE RURAL CHARACTER OF VINCENTOWN'S SETTING.
One of the most significant characteristics of a rural agricultural town like Vincentown is its well-defined and compact development dramatically set off against the open fields and wooded wetland that surrounds it. A major loss of historic integrity will result if this crisp delineation between town and farm is obscured by the juxtaposition of suburban development. There are a number of ways to achieve this goal.
a. The most effective course of action would be the use of an agricultural easement program, such as the one which already exists in Burlington County, to acquire the development rights from an owner and allow the land to continue to be farmed under private ownership.
b. Should development be proposed for existing open space the planning board should encourage a subdivision plan that achieves separation of new and old and the preservation of open space surrounding the village through the use of cluster design. These plans should also provide for the protection of historic farm architecture as well, so that the historic agricultural context is preserved as much as possible even if the agricultural use is not preserved. It is important to realize that although this study focused directly on the town district that there are virtually dozens of farm buildings and even small settlements elsewhere in the township that are historically significant (see township cultural resource inventory map 7 for locations). Many of these buildings date back 200 years or more. One of the most notable of these buildings is the Hudson Burr Mansion near the South Pemberton Road built in 1789. Recorded in an extensive set of drawings by the Historic American Building Survey in the 1930's, this is one of the most important examples of 18th century domestic architecture in the state. To preserve the town architecture and not the surrounding rural architecture will result in the loss of the historically significant context in which the town developed.
c. Limited development abutting the historic district might be allowed if special design considerations are applied. Character defining elements of the existing historic district, including aspects of building mass and detailing, scale, density, set back and landscaping, could be used to establish the format of such new growth. This would create extensions to the village which could be totally compatible. The net result would be a type of cluster development along a district border and a balance of open space beyond which would be permanent. Such growth might also add to the market potential for the town's commercial properties along Main Street.
ECONOMIC DEVELOPMENT
OBJECTIVE: TO PRESERVE AND PROMOTE APPROPRIATE TYPES OF COMMERCIAL AND INSTITUTIONAL ACTIVITY IN THE TOWN.
Historically a number of commercial and institutional activities were located in the town that played major roles in developing the character of the community life and occupied a significant number of buildings. The recent trend however, has been the outbound movement of these activities. At present some government facilities (the town hall and post office) have either moved or have plans to move outside of town. A number of commercial properties have either closed over the past generation or are operating in a marginal capacity. Social organizations tend to be more stable. All three churches, the Masons, the JOUAM and the fire company all plan to remain in town. In total the number of properties that are being effected is small but the impact and threat to the historic character of the town is great. The township should consider all means available to encourage commercial development in the town including the following:
a. General economic development planning. This is required to determine what types of businesses should be encouraged and what sorts of incentives are needed to attract those businesses.
b. Use of Community Development Block Grants and low interest loans. Part of the CDBG funds can be used for the improvement of building facades along the street which will enhance their marketability.
c. Economic Recovery Tax Act incentives for historic rehabilitations. If placed on the National Register of Historic Places all buildings in the district (other than those identified in the inventory as NC --non contributing--to the historic character) will be eligible for a 25% tax credit on the cost of a certified rehabilitation. Qualification under this program results in a substantial cash benefit to the investor and a rehabilitation of an historic structure according to guidelines established by the U. S. Department of Interior.
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A number of commercial properties have either closed over the past generation or are operating in a marginal capacity. Social organizations tend to be more stable. All three churches, the Masons, the JOUAM and the fire company all plan to remain in town. In total the number of properties that are being affected is small but the impact and threat to the historic character of the town is great. The township should consider all means available to encourage commercial development in the town including the following.
a. General economic development planning. This is required to determine what types of businesses should be encouraged and what sorts of incentives are needed to attract those businesses.
b. Use of Community Development Block Grants and low interest loans. Part of the CDBG funds can be used for the improvement of building facades along the street that will enhance their marketability.
c. Economic Recovery Tax Act incentives for historic rehabilitations. If placed on the National Register of Historic Places all buildings in the district (other than those identified in the inventory as NC--non contributing--to the historic character) will be eligible for a 25% tax credit on the cost of a certified rehabilitation. Qualification under this program results in a substantial cash benefit to the investor and a rehabilitation of an historic structure according to guidelines established by the U. S. Department of Interior.
APPROPRIATE HISTORIC DESIGN
OBJECTIVE: TO ENHANCE THE VALUE OF TOWN PROPERTY THROUGH THE ENCOURAGEMENT OF PROPER ARCHITECTURAL DESIGN TO HISTORIC BUILDINGS.
The most commonly confused issue in historic district planning and management is "design control." Although it is directly beneficial in terms of property values if an historic district retains or recaptures its design integrity, it is often difficult for a governing body to require mandatory compliance with a set of design standards. Based on the small size of the Vincentown historic district and other considerations it is our recommendation that the township not establish a design review board and mandatory guidelines. Instead the discretionary judgment of the Planning Board in reviewing plans together with incentive opportunities and availability of technical assistance should be able to produce more positive results. Key properties in need of proper historic design treatment, such as the bank and the tavern, are suggested candidates for such attention. One possible approach would be to encourage these property owners to pursue the tax incentive and at the same-time offer assistance in the restoration of the building's facade. Facade easement programs are a major form of volunteer program in which the owner stands to directly benefit financially by simply promising to keep the building he has rather than replace it with something inappropriate to the district.
It is reasonable to assume that if the township encouraged the proper rehabilitation of a few strategically located buildings throughout the district that the results would influence other building owners. As the town's appearance improves and property values rise the interest in proper design treatment will be voluntary.
MUNICIPAL IMPROVEMENTS TO THE DISTRICT
OBJECTIVE: TO INSURE THAT IMPROVEMENTS TO THE HISTORIC DISTRICT BE COMPATIBLE WITH THE HISTORIC CHARACTER AND COMPLEMENT THE EFFORTS OF PRIVATE OWNERS.
 Over the last 3 years the township has undertaken the parking lot and green space improvements in the area bordering the Rancocas Creek between Race and Mill Streets. This type of project is an example of needed municipal improvements that are beneficial to and compatible with the historic district. In the future more might be done along these lines, such as improvements to Main Street, especially in the "core" area between Mill and Race. Visual and physical access ties between the new parking facility and the street would improve the relationship of the two. Other activities that would be fostered by facilities such as a canoe and boat house near the creek and pond could also add to the attractiveness of the district. Thought should also be given to historical interpretation such as markers, especially along the creek where the sawmill once stood and where the gristmill foundations and millrace can still be viewed.
One basic warning is needed advising against the redesigning in mall-like fashion of Main Street in the hopes of creating an historic character. Such schemes are expensive, historically inappropriate and of questionable value. The basic historic equipment of Main Street is authentic and extant. It needs renovations to both street and buildings in order to recapture aspects of its design integrity and that appearance is well documented in historic photographs. These photographs should serve as the basis for any streetscape improvement program. The most important thing about such a program to consider is that the individual buildings are the most significant component of the towns streetscapes and that proper design treatment of those individual components does the most to enhance the district as a whole. Municipal improvements that would be beneficial however, include the following:
a. Maintenance of curbs and sidewalks.
b. Maintenance of shade trees along the curb.
c. Placement of utility wires underground.
d. The use of low-level (10' to 14’) street light standards.
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