Say location makes it a vital purchase
By: Casha Caponegro
Residents want the township to buy the 50-acre Updike property and prevent the development of 16 houses on the parcel.
That was the general consensus of approximately 100 people who attended Monday’s public hearing on the fate of the property.
Following a series of presentations about the property Monday, the Township Committee tabled a motion by Committeeman Richard Stannard that would have authorized the township to acquire the Updike property for open space at fair market value. The committee will discuss the issue again Monday.
Every available seat in the Cranbury School cafeteria was taken, along with every parking space in the school lot. Residents even stood in the aisles and at the back of the cafeteria to hear about the property and voice their opinions on its preservation.
The Updike property, a 50-acre triangular between Old Trenton Road and Cranbury Neck Road, has recently been contracted by Sharbell Development Corp., which wants to build 16 houses on 1-acre lots.
Under a cluster provision in the township zoning ordinance, Sharbell is allowed to build 16 houses if it sets aside 70 percent, or about 35 acres, as preserved open space. Without the cluster provision, Sharbell would be limited to 12 houses on 4-acre lots.
Sharbell has submitted four design plans for the residential development. The plan the Planning Board has favored the most, Plan D, arranges the houses in a "V" formation on the eastern portion of the parcel and would require the construction of Updike Lane via Old Trenton Road and South Main Street.
Plan D would leave one 32.688-acre lot of open space on the western portion of the property, a 0.844-acre island of open space in the center of Updike Lane and a 0.436-acre lot of open space on the southern portion of the parcel. In addition, a 0.978-acre park would be set aside in the northeast corner of the property, near South Main Street.
After explaining the development plan for the Updike parcel, Township Engineer Cathleen Marcelli read from memos sent to the committee by Township Planner Harvey Moskowitz that prioritizes which properties the township should acquire. The Dec. 3 memo identified the Reinhardt, Toscano, Malouf and Harlan as high priority properties, but not the Updike property because "it has development on three sides and is served by public water and sewer" and would not be cost effective.
Residents disagreed with Mr. Moskowitz’s prioritization.
"We have always tried to zone in a safe way to keep us out of court," said historical society President Becky Beauregard. "These four properties are prioritized in a way that reflects what kind of zoning we do and does not reflect the community’s input."
"We are not bound by Mr. Moskowitz, but we do take his ideas into consideration," said Mayor Michael Mayes.
Chief Financial Officer Kathy Kovach said the township should consider its current debt as it attempts to purchase the property.
According to this year’s proposed budget, Ms. Kovach said, the township has a total authorized debt of $18.8 million, which is expected to grow to $24. 6 million in the next year.
"Our borrowings are at their highest level ever and are expected to increase in the future," said Ms. Kovach.
Representatives from Delaware & Raritan Greenway Inc., however, said they can bring together funding sources to lessen the financial impact of purchasing the Updike property. The nonprofit group previously aided the township in preserving the Frosztega property.
"The economics are certainly in favor of taking and buying all available land," said D&R Greenway Vice Chairman Ted Stiles, who said the preservation of land would be consistent with the quality of life in a township.
D&R Greenway recently sent a proposal to the committee, offering its services in prioritizing and preserving remaining open space. According to Committeewoman Pari Stave, the committee will negotiate this proposal next week.
Residents who attended the meeting said the township should consider working with D&R Greenway to formulate an overall approach to preserve all available properties.
"I strongly recommend working to preserve Updike, but at the same time we need to form an overall plan and take advantage of our experience, rather than reinventing the wheel, and go for it," said resident Bill Riley.
Planning Board Chairman Thomas Harvey said the township needs to make a decision quickly, preferably within the next two weeks, because the board has received an application from Sharbell, which will be reviewed April 4.
Over the past month, the committee has negotiated in closed session with representatives from Sharbell. Mayor Mayes said the township has offered $2 million, or $40,000 per acre, to purchase the parcel, but has not yet come to an agreement with the developer.
"The main question we need to ask ourselves right now is how much we should pay for any particular parcel," said Mayor Mayes.
Residents at the hearing, however, said that no matter what the cost, it would be small compared to the amount in school taxes needed to educate children in the proposed development.
Bill Schraudenbach, also a school board member, provided his own research obtained through a demographic estimate by Sharbell. He said that according to the Sharbell estimate, the number of children in each home would range between 1.3 and 1.9. Mr. Shroudenbach said that would translate to a increase in school taxes of between $98,000 and $140,000 each year to educate children in the proposed development.
"I don’t think you can reasonably say this will pay for itself," said Mr. Shroudenbach. "I think it will be a minimum of $100,000 per year."
Residents also said that since the houses would be so expensive, ranging between $750,000 and $800,000, there would be a high turnover rate and new children would enter the district every few years.
"When someone has a $850,000 house and they’re nearing the age of retirement, the reality of staying in a house that big is not cost-effective," said Connie Bauder. "These houses are going to turn over and we will be paying for it."
Residents also said Updike is one of the few remaining parcels of open space on the south side of town.
"The bottom line is do we want to preserve Cranbury’s history and heritage?" said Town Historian Betty Wagner, who spoke about Updike’s location on the outer edge of Cranbury’s historic district.
Resident Don Patterson was the only person who said he was not in favor of buying the property. He cautioned against focusing on the property because of the township’s already high debt.
Committee members discussed the issue following the public portion. Committeeman Greg Overstreet abstained from the discussion because he lives close to the property.
"We have heard loud and clear from the community and there is no question that has an impact on the things we do," said Mayor Mayes. "I would like us to work with D&R Greenway to find out how they can help us."
Ms. Stave called the Updike property a "unique piece" that does not compare to any previous land acquisitions.
"Nothing great is ever accomplished without some risk," said Ms. Stave. "I would be willing to go to fair market value to acquire this property."
"It makes little sense to shrug and say another 16 houses won’t make a difference," said Mr. Stannard. "We need an open space on the south end and you cannot put a dollar and cents amount on that. I am in favor of acquiring the property. I think it’s well worth whatever its fair market value is."
Committeeman Alan Danser, however, expressed concern about the financial impact of purchasing the Updike property.
"It’s a very tough decision, especially looking at a level of debt that is way beyond what we ever had," said Mr. Danser. "I am looking forward to next week’s meeting with D&R Greenway and seeing what they can come up with."
Mayor Mayes said he is concerned about the financial implications of purchasing Updike.
"As mayor I will always consider the dollars and cents," said Mayor Mayes, who concluded that the committee will meet with D&R Greenway as soon as possible and will continue to negotiate with Sharbell.
Before the hearing ended, Mr. Stannard introduced a motion to authorize the township to acquire the Updike parcel for open space at fair market value. Ms. Stave seconded the motion.
Mayor Mayes said he would not vote for this motion.
"I don’t want to negotiate a motion in front of the developer," said Mayor Mayes.
D&R Greenway trustee Linda Mead agreed with Mayor Mayes.
"You should allow us to undergo discussions before you make a motion," said Ms. Mead.
The motion was tabled and will be discussed at Monday’s committee meeting.