attractive to empty nesters and seniors, and therefore, many of these residents are leaving the community.

• Upon completion of the new Comprehensive Plan, the City's Zoning Ordinance should be reviewed in order to ensure that zoning is compatible with and complements the new Plan.

Recommendations for Residential Areas

Oakwood has traditionally been a strong and desirable residential community. The Land-Use Plan strives to strengthen and reinforce existing residential neighborhoods and promote quality new residential development in selected locations.

The Land-Use Plan includes five residential designations. Each is described below.

Estate Residential. Single-family lot sizes of 40,000 square feet and larger are located in the western portion of the City, primarily along and near Ridgeway Road, Runnymede Road, Deep Hollow Road, Oakwood Avenue, and West Thruston Boulevard. The homes in these areas are on large lots, and the rolling terrain and wooded land give these areas an estate-like character.

While these areas are essentially developed, they do include several parcels that could be further subdivided for new development under the current zoning code. This issue is discussed below.

Low-Density Single-Family Residential. Lot sizes of 12,000 square feet and larger are found in the western portion of the City north of Peach Orchard Road. Low-density residential lots are also located in the northeastern portion of the City, in the area generally bounded by Far Hills Avenue, Schantz Avenue and Patterson Road. They are also founding the northeast corner of the city, north of Thruston Boulevard.

Environmentally, these residential areas are similar in many respects to the estate residential areas, except that most existing homes are on somewhat smaller lots. Like the Estate Residential areas, these neighborhoods are characterized by curvilinear streets, attractive landscaping, and gently rolling terrain. These areas are fully developed with no remaining vacant land. Virtually all existing homes are in good condition, and future emphasis should be on maintenance and preservation of neighborhood character and identity.

Medium-Density Single-Family Residential. Lot sizes of 8,000 square feet and larger are found in the northeast quadrant of the City and in several areas west of Far Hills.

These neighborhoods are somewhat different from the residential areas described above. In addition to smaller lots, these areas are characterized by a grid pattern of streets and minor topographic changes. In general, these neighborhoods have a “small town” character.

These areas are well-maintained, attractively landscaped, and virtually all homes are in good condition. The emphasis in these neighborhoods should continue to be on routine maintenance and enhancement of existing neighborhood character. Any replacement homes should be of similar quality, size and style to those in the surrounding area.

Moderate-Density Residential. Lot sizes of 6,000 square feet and larger are found in the area generally bounded by Far Hills, Patterson Road, Shroyer Road and East Drive. They are also found in the southwest corner of Oakwood.

These residential areas are suitable for both single-family and two-family homes. They are served by a grid pattern of streets and display little topographic change. In addition to smaller lot sizes, many homes are of wood frame construction. These neighborhoods are well-maintained and have an attractive “small-town” image and character.