On August 6, Ventnor resident, former multi-term mayor Tim Kreischer and others commented on the proposed 2026 Master Plan Re-examination Report.
A Master Plan is arguably the single most important planning document a municipality produces.
Ventnor must ensure diversity of housing types offered with respect to city’s resources and characteristics of unique neighborhoods.
Recent development decisions have moved us further away from that goal rather than closer to it.
Holding once-a-decade public hearing in a location with no Zoom video, limits participation by residents who otherwise may have contributed valuable ideas.
Moving Master Plan hearing to the school auditorium was unfortunate mistake by Ventnor Mayor Tim Kriebel.
- Meeting Purpose [02:05]: The board held a formal public hearing to introduce the draft Master Plan Re-examination Report to the public. Re-examinations are required by New Jersey state law every 10 years to maintain municipal zoning authority.
- Process Status [02:50]: Officials clarified that no plan was being adopted at this meeting. The hearing serves to gather public feedback before the board and subcommittee refine the draft for future adoption.
For years to come, decisions before the Planning Board will be justified by the phrase, “This application is consistent with the Master Plan.”
Ventnor Planning Sub-Committee was responsible for re-examination. It did not include residents, business owners, realtors, or other stakeholders.
In 2016, Ventnor did include these groups for committee as well as holding multiple listening sessions.
Ventnor Year-Round Community
Most important issue absent from Master Plan draft report? Continued decline of Ventnor’s year-round population. Will Ventnor honestly address?
Non-resident taxpayers now own more than half of Ventnor’s housing stock.
Shrinking year-round population weakens neighborhood stability, reduces school enrollment, harms local business, increases conversions of commercial property into residential development.
Absentee landlords. Loss of local employees and customers too.
Ventnor risks thriving only a few months each year.
Over past decade, Ventnor’s population fell by 29% and the school-age population dropped by 25%.
Ventnor Master Plan should encourage housing that’s affordable for local working families, incentives for year-round residency, redevelopment strategies supporting permanent residents, stronger protections for neighborhood integrity.
Ventnor Master Plan Report did not address year-round population issue.
Ventnor Business Community
Was business community consulted regarding whether additional restaurant capacity could be supported? Response: Plan made public for some time. No business had come forward. That approach places burden on business to monitor action taken by City. Recommend language: City will regularly consult with business community regarding projects and policy decisions that may significantly impact businesses.
Capital Improvements
Annual debt statement of 12/31/2025 shows Ventnor has highest debt in Atlantic County, right after Atlantic City. Can Ventnor taxpayers afford this level of debt?
Ventnor Commercial Districts
Mixed-use development within commercial districts. More residents are closer to business but get less commercial parking due to curb cuts and driveways.
Planning Board must evaluate whether continued residential incursion into business districts ultimately strengthens—or weakens—the long-term viability of those districts.
Short-Term Rentals hurt year-round residency. Artificially inflates home values.
Ventnor’s Lance Landgraf: Short-term rentals are commercial businesses operating in a residential neighborhood.
Weekend STR’s provide little benefit for local business. Year-round business is better.
Education Campus
Ventnor Educational Community Complex. School built to accommodate 1,200 students. Current enrollment now under 500. City should fast track discussions with Board of Education. Doug Biagi can help. Trenton threatening school district consolidation.
Zoning Amendments in plain English please.
Many proposed zoning amendments are difficult for average resident to understand. Sounds like written in secret code. Encourage Board to provide plain-language explanations describing intended benefits and possible impacts.
Tax Abatements Pro and Con
Tax abatement programs still necessary? Following Superstorm Sandy, abatements were important redevelopment tool. Today, not so much. Abatements encourage tear downs. Tax burden shifted to everyone else. Chase away families.
Housing Density & Overbuilding [41:21]
- Concerns – larger new homes aka McMansions replacing older homes without adequate parking or infrastructure capacity.
- Stop single-family lot conversions to high-density duplexes.
Neighborhood Aesthetics & Safety
Richard Gober commended efforts to curb illegal multi-family conversions, voiced support for varied architectural designs rather than repetitive modern builds.
More AC Casinos to close? Crime. Homeless.
Stockton struggle, right next door.
