AAs chairman of the Jersey Shore Group of the Sierra Club, I wish to express our concern regarding the down-zoning of property in the vicinity of Ticetown, Greenwood and Texas roads in Marlboro. I expressed those concerns to members of the Marlboro Township Council in letters dated May 11 and June 21 and presented the following comments at the council’s meeting on June 22:
On May 11, after a meeting closed to the public, the council voted to change a 53-acre block of land along Ticetown Road from one unit per 5 acres to four units per 1 acre.
In the immediate future, the council will be voting on a proposal to change zoning at the corner of Greenwood and Texas roads — one 30-acre lot, from 1.38 units per acre to 2.35 units per acre, and one 35-acre lot from one unit per 5 acres to 2.35 units per 1 acre. Also, one 3.16-acre lot from Municipal Zone to Senior Citizen Multiple Family District (SCMFD) (2.35 units per gross acre). The total acreage involved is more than 120 acres.
The effect of the zoning changes will be to markedly increase population density and to invade wetlands.
Before adopting the proposed ordinances, Marlboro should consider and adopt a townwide plan addressing water consumption and aquifer recharge. With the proposed higher population density allowed by ordinance changes such as the ones adopted and proposed, water usage will increase dramatically.
The water supply for the area is not good. The New Jersey Department of Environmental Protection projects a water deficit for the area by 2040. Marlboro should also coordinate its plans with the development plans from other municipalities in the watersheds so that an adequate supply of water is assured.
This projected water deficit will be aggravated because much of the water used by the increased population will be piped out of the watershed as sewage, preventing the water drawn from the aquifer from returning to the aquifer as recharge. The properties in question are above the recharge area for the Englishtown aquifer.
Furthermore, the township is aware that the properties in question include wetlands, particularly the properties being considered at the corner of Greenwood and Texas roads. One indicator of the wetlands is that much of the soil at the corner is classified by the Federal Natural Resources Conservation Services as "Mahawkin muck."
Mahawkin muck is a classic river-bottom soil. It has a high water table and therefore does not absorb runoff. If you allow roads or buildings adjacent to this soil, the runoff from the impermeable surface created by the new roads and buildings will not get absorbed and will produce high water flows in the brook.
Before amending zoning to permit increased population density, town planners should try to protect the wetlands and should assess whether current environmental laws and regulations will permit the proposed uses and housing placement.
It seems to us that the council should provide the public with the planning rationale, traffic studies, environmental studies and other information before a vote is taken. Marlboro has been conducting all discussions of these zoning changes in closed session because the changes are related to mediation at the state Council On Affordable Housing. Only the votes have been taken in open session.
It is a disservice to the public to change zoning to make a legal problem go away without doing the appropriate planning and public education. Actions taken in secret do not inspire public confidence.
I would like the council to consider this a formal request to inspect the studies and information upon which the council based the choice of properties to be down-zoned.
We hope the Marlboro Township Council will prepare sound plans for the future and, by planning with the environment in mind, will make good decisions.
Stephen R. Knowlton
Chairman
Jersey Shore Group
Sierra Club

