Hightstown’s Borough Council has referred proposed zoning changes to the Planning Board.
By: Scott Morgan
HIGHTSTOWN In 1998, the borough took a look at properties that did not quite fit with the Master Plan. In order to make those properties compliant, the borough needed to change their respective zoning designations.
At the Borough Council’s April 21 meeting, Zoning Officer Harry Wetterskog presented those changes to the council, which, in the end, voted to send them back to the Planning Board for further review.
Mr. Wetterskog outlined the proposed changes to the zoning map, which brought existing buildings into their proper zones. Most properties were changed from the RPO (Residential Professional Office), R-3 (Residential) and CC-1 (Central Commercial) zones to CC-2. RPO zones allow small office-type businesses (such as law firms) to operate in a residential building. R-3 zones are strictly residential, single-family units. The CC-1 zone allows for broader retail and public operations from houses of worship to restaurants to funeral parlors. CC-2 expands the definitions of CC-1, but allows larger commercial enterprises, such as strip malls, service stations and distribution facilities.
The properties in need of zoning changes (which appear at various locations around the borough) simply are zoned incorrectly for the current Master Plan, Mr. Wetterskog said. The zoning changes are not intended to pave the way for new businesses, he said.
One example of a needed change is Krauszer’s Food Store, which currently is zoned CC-1. As a CC-1, Krauszer’s is not properly zoned to be part of a strip mall, so to accommodate its place, the borough would need to change it to CC-2.
There were, however, problems, namely what impact changing the zoning of existing businesses now would have on the future.
Councilwoman Nancy Walker-Laudenberger, recused herself from the proceedings because her husband, John, operates his dental office at South Main Street and Ward Avenue. She said her husband’s business should remain zoned R-3 (Residential). As an R-3 with a variance to allow dentistry, the property could only house another dentist’s office, but as a CC-2, it could house just about any commercial enterprise, she said.
A similar argument surrounded the fate of the Gospel Mission Home on Mercer Street, which is zoned a R-3, but was slated to go to CC-2. Former Councilman Howard Birdsall said, "I am opposed to this change," because, he said, a CC-2 would prove disruptive to the otherwise residential spot at which the home sits.
"There is no benefit to rezoning," Mr. Birdsall said. "This is merely change for change sake."
His thoughts were echoed by Mercer Street resident Joan Hiles, who said, "I don’t want to see (the Gospel Mission) go from residential to commercial. I’d prefer it to stay residential."
Orchard Avenue resident and owner of Stockton Street’s Van Hise Realty Richard Van Hise cautioned that though he was "not pro or con" on the proposed map, spot-change rezoning could lead to a "Pandora’s Box" of variance applications in the future.
Overwhelmed by the possibilities, the Borough Council decided not to vote on the changes, but to send the ordinance back to the Planning Board for a deeper look.
Councilman Eugene Sarafin said he was uneasy with the number of inconsistencies in the revisions, to which Councilwoman Susan Holtzclaw agreed.
"I’m uncomfortable with this," she said.
At the urging of Councilman Larry Quattrone, the council decided to supply the Planning Board with the audio tapes of Monday’s meeting so that members could hear the public’s concerns and rewrite the ordinance accordingly.
Planning Board Secretary Leslie Lynn confirmed this week that her office had received the information from the Borough Council, but said the review likely will not be for some time.

