Township’s master plan revisions are on hold

State must first act on township’s proposed sewer plan

By:David Koch
   MANSFIELD — Local officials working on a major revision of the township’s Master Plan said last week’s efforts to update zoning laws to redirect development are stalled until the state acts on the township’s proposed sewer plan.
   At a Sept. 6 meeting, the Township Committee, Planning Board, Planning and Development Committee and Environmental Commission met to discuss planning changes that would guide future development. All New Jersey communities are required to revise their master plans by January 2002.
   Mansfield plans a major revision of its master plan.
   "Basically, the transfer of development rights (TDR) is the major policy issue," said Harry McVey, a township planning consultant for Mansfield from Louis Glass Associates in Bala Cynwyd, Pa.
   Mansfield Township would become the third township in Burlington County to use TDR as a way to guide development and preserve open space.
   TDR allows developers to buy housing credits to preserve open space in "sending districts" in the township, for higher density developments in "receiving districts."
   Currently, the township allows one house for every 3 acres, but under TDR, two houses per acre would be allowed.
   "The more smaller homes on smaller lots you get, the more space is available for open space and recreation," said Mr. McVey at the meeting.
   According to the Master Plan, areas around the village of Columbus, Hedding and Georgetown would be used as "receiving districts."
   Most comments at the meeting were in support of the TDR zone.
   "The township should be at least able to control where development goes," said Frank Pinto, a member of the Planning Board.
   Yet, development in the area is restricted until the state Department of Environmental Protection approves the township’s Wastewater Management Plan, which allows for sewers in the three receiving district areas.
   Mr. McVey said no major development can take place in the receiving districts until the plan is approved. It has been under review by the DEP for the past 18 months.
   Planning Board member Arthur Puglia said that he was concerned with the lack of commercial ratables in Mansfield.
   "We have all this housing going on, and there’s nothing to help us with ratables," he said.
   But officials said that Mansfield would not receive any big, commercial developments until sewer lines are in place.
   "The Wastewater Management Plan is the biggest stumbling block in our way," said Committeeman Kelly Shea.
   Mr. McVey said that revisions to the master plan are 80 percent done, and should be completed in December.