Master plan revisions take
aim at Jackson’s growth
JACKSON — The Planning Board has adopted a series of master plan revisions and forwarded those revisions to the Township Committee for review.
The revisions were prepared by JCA Associates Inc., Moorestown, and presented by professional planner Marc R. Shuster at the board’s meeting on June 28.
The master plan is the document that guides the development of a municipality. By law, it is reviewed every six years and, if necessary, updated.
According to the introduction to the 2001 master plan revisions, the revisions "are part of the ongoing planning process that included the 1999 master plan and are a further refinement of the land use principals and plans included in that document. The basic purpose of these 2001 master plan revisions is to provide the citizens of Jackson with the best physical, economic and social environments possible through the conscientious planning and the optimum use of the natural resources of the township."
"This plan will fulfill the provision of zoning for ratables while serving the community by reducing the rate of residential growth substantially," Shuster told the board.
Asked by Mayor Joseph Grisanti, who sits on the Planning Board, how many fewer homes will be built in Jackson under the provisions of these revisions, Shuster said the reduced density will result in a buildout of 4,300 fewer homes.
"The express intention of the Planning Board and the Township Committee is to create low-density areas," Grisanti said. "This plan is long overdue. The problems we had previously will be corrected with this plan. We’ll have the opportunity for clean commercial ratables and if we don’t get going now we will be in deep trouble."
Planning Board member Samuel DePasquale said, "I think this master plan will be good for the township. Increasing the size of the (residential) lots for new development will help reduce density."
Planning Board member James Casella said, "This plan is consistent with what the public has been asking for after every meeting we had. They asked us to stop development. Parents are asking for more fields and more recreation area and we are listening to them."
The revisions to the master plan adopted by the Planning Board include the following:
• Residential Changes: With an eye toward controlling growth in "an equitable and manageable way," according to the master plan revisions, in a town whose population had reached 42,816 in 2000, densities permitted in the major residential land use categories are reduced as follows:
The Low Density Residential (R-1) land use classification now representing a density of one home per acre is to be changed and designated R-3, one home per 3 acres. The largest current concentrations of land in the R-1 classifications are in the central and northeastern portions of Jackson.
The Low Density Residential (R-2) land use classification now representing a density of one home per 2 acres will remain unchanged.
The existing Low Density Residential (R-3) land use classification now representing a density of one home per 3 acres is to be changed and designated Rural Residential one home per 5 acres. Currently the majority of this land use classification is north and south of Bennetts Mills Road east of Route 527, large tracts along the Freehold Township border and random parcels scattered in the central and northeastern portions of Jackson.
According to the document, "It is proposed that any lot which has received a building permit for a single-family unit, as of the date of any implementing ordinance, shall be considered conforming under the bulk regulations in effect at the issuance of the permit for the purpose of any subsequent improvements on the lot."
• Commercial Zones. Additional Neighborhood Commercial zone districts are proposed for specific intersections in Jackson that have experienced significant traffic increases and will continue to do so. Commercial uses at these locations generally include banks, book stores, business offices, convenience stores, pharmacies, etc.
The following are the proposed Neighborhood Commercial areas: West Veterans Highway at the Plumsted border; Cassville Road and Thompson Bridge Road – west and east of Cassville Road; Bennetts Mills Road between Leesville and Applegate roads; Bennetts Mills Road and Butterfly Road; and Bennetts Mills Road and Cooks Bridge Road.
• Towne Center Overlay Zone. This district (1,100 acres) would provide an additional option for large-scale development concepts in conjunction with the Planned Mixed Unit Residential Development. The Towne Center Overlay District includes land in the northern portion of Jackson generally bounded by Interstate 195 to the north, Route 527 to the east, Diamond Road to the west and Route 638 to the south.
Permitted uses in this zone would include municipal and other civic buildings, indoor and outdoor recreation facilities, theaters and other cultural event facilities, various housing types, other retail shops and service providers.
• Professional Offices will be made conditional uses in residential zones where existing buildings front on specific county rights of way with minimum lot sizes.
• Clayton Property. The document states that as residential development continues to increase, a need for new community facilities arises; in particular the need for educational facilities grows. To respond to this issue, the area north of Route 528, adjacent to the Lakewood border currently zoned as Rural Residential is to be redesignated as a Public/Semi-Public zone. Along Route 528 extending back 300 feet should be redesignated as Light Manufacturing.
The Township Committee is expected to take up a discussion of these master plan revisions in the coming months.
Tri-Town News staff writer Clare M. Masi contributed to this story.